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    Unimproved Level Land with Pond Title is generated by Realmo AI

    View Road, Sanger, TX 76266

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    Claim this Listing
    For Sale
    $875,000

    LAND - Sanger, TX

    Lot size:
    30.00 Acres
    Added:
    May 1, 2026
    Days on Market:
    34
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for View Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Crops
    Fencing
    Gate
    Standard status
    Active
    APN
    59686
    Lot size
    30.00 Acres

    Taxes and HOA fees

    Tax Description
    A0801A WM MASON, TR 49, 30.0 ACRES

    We can help!

    Listing Contact
    Laura Heatherly

    Listing agent Laura Heatherly License #0780773

    Listing office Monument Realty Frisco, TX

    Listing date May 1, 2026

    MLS# 20460333 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

    • 30 acres of unimproved land about 1.6 miles west of I‑35 in Denton County
    • Level, mostly cleared acreage with some trees and mature trees on‑site
    • One main access road entrance plus fencing with a gate
    • Includes a pond and offers single‑family, multi‑use, or livestock development potential (per provided description)
    • Outside Sanger city limits with limited restrictions and very affordable taxes (per provided description)
    • Near new subdivisions (Spring Meadow, Clear Sky Addition, Daphne Real Estate homes) and Walmart Distribution Center (~2 miles away)

    Overview

    Offered for sale is a 30-acre parcel of unimproved land described as level and mostly cleared, with some mature trees remaining on site. The property includes a pond and one main access road entrance, providing a straightforward starting point for buyers looking to shape the site for future use.

    The land is located outside the city limits of Sanger with limited restrictions and very affordable taxes. It is about 1.6 miles west of I-35, with nearby growth from new subdivisions including Spring Meadow, Clear Sky Addition, and Daphne Real Estate homes. A Walmart Distribution Center is approximately 2 miles away, and the University of North Texas is roughly a 20-minute drive.

    With its open, developable terrain and water feature, this property may appeal to buyers planning for livestock operations as well as those considering single-family homes, multi-use development, or a custom luxury ranch setting. For investors and developers, the combination of mostly cleared acreage and practical access can support a range of concept-driven layouts, subject to applicable approvals and plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Sanger
    County
    Denton
    State
    Texas
    Longitude
    -97.207926
    Latitude
    33.4043717

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - A mostly cleared 30-acre tract with pond and mature trees, offering flexibility for ranch, homes, or development.
    Where is this agricultural land / farmland located?
    The property is located at View Road Sanger, TX.
    What is the asking price?
    The asking price for this property is $875,000.
    What are key features of this property?
    This property features: 30 acres of unimproved land about 1.6 miles west of I‑35 in Denton County; Level, mostly cleared acreage with some trees and mature trees on‑site; One main access road entrance plus fencing with a gate
    (214) 705-7827
    We can help!
    Listing Contact
    Laura Heatherly
    Real Estate License ID: 0780773
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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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