Stirrup Rd, Parcel ID: 408390
Tioga, TX 76271
Parcel ID: 408390 · Land For Sale · 15.00 AC

Parcel 408390 is a 15.000-acre tract located along Stirrup Road in Tioga, Texas, offering a rare opportunity to acquire unzoned, agriculturally exempt acreage in one of the most desirable rural-residential and agricultural corridors in Grayson County. Positioned within the J.T. Cose Survey (Abstract No. 240) and inside the Tioga Extraterritorial Jurisdiction (ETJ), this property delivers a blend of privacy, open space, and long-term growth potential. Its proximity to US Hwy 377, Tioga High School, and the Lake Ray Roberts recreation area places it in a high-demand zone for buyers seeking acreage with both rural character and regional accessibility. The land features direct frontage on Stirrup Road, a county-maintained roadway that transitions from paved surface to unpaved gravel further along the corridor. This provides convenient access for agricultural operations, equipment, and future residential development. The tract’s natural topography and open layout offer flexibility for multiple homesites, pasture configurations, or a single private estate. The property’s adjacency to the Beaty Addition reinforces the corridor’s low-density residential character and enhances the appeal for buyers seeking quiet surroundings with room to build. Parcel 408390 carries an active 1-d-1 Open Space (Agricultural) valuation, resulting in exceptionally low annual taxes. Combined taxes for both parcels total approximately $17–18/year, making this tract ideal for long-term investors, agricultural users, or buyers seeking a low-maintenance holding strategy. Historically used for agricultural purposes, the land remains well-suited for grazing, hay production, or small-scale farm and ranch operations. Its size and shape also make it attractive for equestrian uses, hobby farming, or a rural homestead with acreage. The property is located in an area with no zoning currently on file, consistent with Grayson County’s practice of not zoning land outside incorporated city limits. This provides flexibility for future use, subject to deed restrictions and buyer verification. The tract’s proximity to Lake Ray Roberts places it within an area under review for potential overlay district applicability, and buyers should confirm any future regulatory considerations with Grayson County during due diligence. Recorded deed restrictions apply and help preserve the rural character of the area. Prohibited uses include swine/poultry feedlots (ordinary farm/ranch and personal 4-H/FFA use permitted), commercial excavation for sand/gravel/rock, wrecking yards, storage of inoperable equipment, ATV/motorcycle/race tracks, manufactured or mobile homes, RV parks, commercial gun ranges, and cell towers. These restrictions support a clean, low-impact environment and make the tract attractive for residential estate development, agricultural continuation, or long-term investment. Utility availability is not yet confirmed, and buyers should independently verify water, electric, and sewer/septic capacity with the City of Tioga and TNMP. The City has indicated that water and sewer service may be extendable into this corridor, but final confirmation, tap fees, and infrastructure requirements must be verified during due diligence. Electric service is available in the area, and most nearby properties utilize overhead electric and private septic systems. The property’s location within the Tioga ETJ provides long-term upside as the town continues to grow northward along the US Hwy 377 corridor, creating potential future annexation benefits and development optionality. The surrounding area reflects strong demand for rural residential living and acreage development. Nearby subdivisions—including Willet Way Estates, Saddleridge Estates, Oak Knoll Estates, Cross Sarah, and Tolleson Addition—demonstrate ongoing investment in the Tioga market and highlight the corridor’s appeal to buyers seeking space, privacy, and proximity to Lake Ray Roberts. The property is located just 0.35 miles from Tioga School and 1 mile from Tioga High School, offering convenience for families seeking acreage close to educational amenities. Retail and service uses along Hwy 377, including Cordell Outdoorz and Railyard Guns, provide additional local support services within minutes of the site. Parcel 408390’s location near US Hwy 377 places it within easy reach of Pilot Point, Collinsville, Gunter, and the broader Dallas-Fort Worth metroplex. The Lake Ray Roberts region continues to experience steady growth driven by residential demand, recreational appeal, and northward expansion from Denton and Frisco. This tract is positioned to benefit from long-term regional momentum while maintaining the privacy and open space that acreage buyers value. The property’s size, shape, and road frontage make it suitable for a variety of future uses. Buyers may consider a private residential estate, agricultural continuation, equestrian operations, or long-term land banking. Its unzoned status and ETJ location offer flexibility for buyers who may wish to explore future development potential, subject to deed restrictions and county verification. The corridor’s steady growth enhances the long-term value proposition of this acreage. For buyers seeking additional acreage, Parcel 408390 can be purchased together with the adjacent 11-acre Parcel 131500, creating a 26-acre combined tract with expanded development flexibility, increased road frontage, and enhanced long-term investment potential. The combined package is offered at a discounted rate of $60,000/acre, making it attractive for builders, investors, or agricultural operators seeking scale. This Offering Memorandum is provided for informational purposes only. All acreage, utility availability, zoning status, and development applicability must be independently verified by the buyer. Grayson County’s final confirmation regarding zoning and any Lake Ray Roberts overlay district applicability is still pending. DHS Realty and the listing agent make no warranties, express or implied, regarding future development approvals or utility capacity. Parcel 408390 represents a compelling opportunity to secure acreage in a rapidly growing region of North Texas. Whether for agricultural continuation, a private residential estate, or long-term investment, this tract delivers the location, flexibility, and rural character that buyers increasingly seek in the Tioga–Lake Ray Roberts corridor.