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    Ag-Exempt Pasture Land Tract Title is generated by Realmo AI

    Tar Road, Cedar Hill, TX 75104

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    Claim this Listing
    For Sale
    $850,000

    LAND - Cedar Hill, TX

    Lot size:
    21.28 Acres
    Added:
    Jan 6, 2026
    Days on Market:
    148
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for Tar Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    191312
    Lot size
    21.28 Acres

    Taxes and HOA fees

    Tax Description
    1017 1277 W M SPENCER E R RUST 21.278 ACRES
    Tax Annual Amount
    74

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Clark Wickliffe

    Listing agent Clark Wickliffe License #0647052

    Listing office RE/MAX FRONTIER MIDLOTHIAN, TX

    Listing date Jan 6, 2026

    MLS# 21144696 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 21.278‑acre tract in Midlothian ISD
    • Ag exemption in place for lower property taxes, per remarks
    • No HOA or restrictions stated for the property
    • Open pastureland with mature trees and scenic views
    • Water source: public utilities nearby (per remarks)
    • Just minutes from downtown Midlothian (per remarks)

    Overview

    Offered for sale is a 21.278-acre agricultural tract featuring open pastureland with mature trees and scenic views. The property is presented as a prime land opportunity within the Midlothian Independent School District, combining space and natural character for buyers seeking room to build. An ag exemption is in place, which may support lower property taxes, and the land is marketed as having no HOA or restrictions.

    The tract is located in Ellis County near Cedar Hill, with access positioned for practical day-to-day convenience. Public remarks note it is just minutes from downtown Midlothian, with schools, retail, and dining nearby, along with quick access to highways for commuting to Dallas, Fort Worth, or Waxahachie. Utilities are described as being nearby, adding to the property’s build-ready appeal.

    This property is best suited to buyers looking for flexible residential and agricultural uses, including homesteading, ranching, or developing multiple home sites. With its combination of open pasture and tree cover, it can support both private estate-style plans and land investment strategies where long-term upside matters. If you’re comparing land options in the Midlothian ISD area, this tract’s ag-exempt status and lack of HOA requirements are key differentiators worth evaluating.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Cedar Hill
    County
    Dallas
    State
    Texas
    Longitude
    -96.959427
    Latitude
    32.561196

    Nearby Similar for Sale

    • $600,000
      1,391 SF

      Commercial Land with Historic Home

      High-visibility tract offers flexible retail and office development with historic character and preserved on-site features.
      1007 W Belt Line Rd, Cedar Hill, TX 75104
      View Details
    • $734,000
      3,480 SF

      Prime Commercial Land Opportunity

      High-visibility commercial land in a growing area.
      301 W Belt Line Road, Cedar Hill, TX 75104
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Ag-exempt acreage with open pastureland and mature trees, offering privacy and flexibility for ranching or home-site development.
    Where is this agricultural land / farmland located?
    The property is located at Tar Road Cedar Hill, TX.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 21.278‑acre tract in Midlothian ISD; Ag exemption in place for lower property taxes, per remarks; No HOA or restrictions stated for the property
    (469) 846-0123
    We can help!
    Listing Contact
    Clark Wickliffe
    Real Estate License ID: 0647052
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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