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    Fully Fenced Ranchland with Ponds Title is generated by Realmo AI

    VZ County Road 3706, Edgewood, TX 75117

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    Claim this Listing
    For Sale
    $323,999

    LAND - Edgewood, TX

    Lot size:
    22.00 Acres
    Added:
    Apr 19, 2026
    Days on Market:
    49
    Last Refresh:
    Jun 5 at 11:06 pm

    Property Features for VZ County Road 3706

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Brush
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000009540
    Lot size
    22.00 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 18.000 ABST: 291 SUR: R GARCIA
    Tax Annual Amount
    25

    We can help!

    Listing Contact
    Wendi Conley

    Listing agent Wendi Conley License #0631249

    Listing office eXp Realty LLC Austin, TX

    Listing date Apr 19, 2026

    MLS# 21237419 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

    • 22‑acre property in Edgewood made up of two parcels: 18 acres and 4 acres
    • Fully fenced and cross‑fenced with expansive grazing land for ranching or farming use
    • Features three ponds plus a dry creek bed
    • AG exemption maintained by the current rancher, who is willing to continue grazing; no written lease in place
    • 1‑acre homesite withheld from the sale; back portion fenced around the creek and rear acreage (no gate currently)
    • Septic required if building; new survey required at buyer’s expense

    Overview

    This sale offers approximately 22 acres comprised of two parcels (18 acres and 4 acres) suited to ranching or farming. The property is fully fenced and cross-fenced, with expansive grazing land, three ponds, and a dry creek bed that runs through the back portion of the tract. The current rancher maintains the fencing and is willing to continue grazing to help maintain the agricultural exemption; there is no written lease in place. The rear area is fenced around the creek and adjacent acreage, though it does not currently have a gate. A 1-acre homesite is being withheld from the sale, and septic will be required if you build. A new survey will be required at the buyer’s expense.

    Located off VZ County Road 3706 in Edgewood, Texas, the offering is in Van Zandt County. The parcel configuration and ranch-ready fencing make it a straightforward platform for continued agricultural operations.

    For buyers looking for productive land with established grazing, the combination of fenced perimeter, internal cross-fencing, and existing water features can support day-to-day ranch management. If you plan to build later, the withheld homesite and septic requirement provide clear planning parameters for timing and site development.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Edgewood
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.8557522
    Latitude
    32.7579153

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    FAQs

    What type of property is this?
    Ranch - A 22-acre, cross-fenced tract with multiple ponds and grazing potential, with an option to continue current ranch use.
    Where is this ranch located?
    The property is located at VZ County Road 3706 Edgewood, TX.
    What is the asking price?
    The asking price for this property is $323,999.
    What are key features of this property?
    This property features: 22‑acre property in Edgewood made up of two parcels: 18 acres and 4 acres; Fully fenced and cross‑fenced with expansive grazing land for ranching or farming use; Features three ponds plus a dry creek bed
    (888) 519-7431
    We can help!
    Listing Contact
    Wendi Conley
    Real Estate License ID: 0631249
    Learn More
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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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