Stirrup Rd
Tioga, TX 76271
Parcel ID 131500 · Land For Sale · 11.00 AC

Parcel 131500 is an 11.000-acre tract located along Stirrup Road in Tioga, Texas, within Grayson County’s rapidly growing agricultural and rural-residential corridor. Positioned inside the Tioga Extraterritorial Jurisdiction (ETJ) and outside city limits, the property offers a rare combination of unzoned land, active agricultural valuation, and proximity to major regional growth drivers. This tract sits within the Kitchen Charles Survey, Abstract No. 679, and forms part of a quiet, low-density area characterized by large acreage homesteads, agricultural operations, and emerging residential development. The land is gently rolling and well-suited for a variety of rural uses. Its size, shape, and topography allow for multiple potential homesites, pasture layout options, or a single private estate with acreage. The property features direct frontage on Stirrup Road, a county-maintained roadway that transitions from paved surface to unpaved gravel further along the corridor. This provides straightforward access for agricultural equipment, construction vehicles, and future residential traffic. The tract’s natural elevation and open space create opportunities for scenic views, livestock grazing, hay production, or long-term land banking. Parcel 131500 carries an active 1-d-1 Open Space (Agricultural) exemption, 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 in a high-growth region. The land has historically been used for agricultural purposes and remains well-positioned for continued grazing, hay production, or small-scale farm and ranch operations. The property is located in an area with no zoning currently on file, consistent with Grayson County’s general practice of not zoning land outside incorporated city limits. This provides flexibility for future use, subject to deed restrictions and buyer verification. The parcel’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 to both parcels 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. The tract’s location near US Hwy 377 places it within easy reach of the broader North Texas region, including Pilot Point, Collinsville, Gunter, and the Dallas-Fort Worth metroplex. The Lake Ray Roberts area continues to experience steady growth driven by residential demand, recreational appeal, and northward expansion from Denton and Frisco. Parcel 131500 is positioned to benefit from this long-term regional momentum while maintaining the privacy and open space that acreage buyers value. For buyers seeking additional acreage, Parcel 131500 can be purchased together with the adjacent 15-acre Parcel 408390, 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 131500 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.