The North Texas real estate blog
Notes from the ground.
Dated, sourced answers on the things buyers and sellers actually get wrong out here, from land and ag valuation to deal math and the local market. Written by a REALTOR® who works these counties, not a content mill.
Investors Sherman's Chip Boom: NVIDIA, Coherent, and Where to Actually Buy NVIDIA partner Coherent is expanding in Sherman, TX, but new apartments sit soft while homes stay tight and buyers head south to Van Alstyne. What it means. -
Luxury & Acreage Lake Texoma vs. Lake Ray Hubbard: Which North Texas Lake Fits You? Lake Texoma vs. Lake Ray Hubbard compared on price, drive time, luxury, docks, land, schools, and growth, from a North Texas REALTOR® who works the water. -
Luxury & Acreage From $21 Million to $4.5 Million: The Pricing Lesson in Deion Sanders' Prosper Mansion Deion Sanders' Prosper mansion sold for $4.5M after listing at $21M in a booming suburb. What the 15-year price drop teaches North Texas sellers. -
Farm & Ranch How Much Land Is a Ranch? How Many Acres You Actually Need in North Texas How much land is a ranch in North Texas? No legal acreage sets it. Three numbers do: the ag-valuation minimum, the cattle stocking rate, and the price per acre. -
Farm & Ranch Texas Wildlife Exemption in North Texas: Keeping Ag-Level Taxes Without Running Cattle The Texas wildlife exemption in North Texas: how the wildlife-management valuation works, the acreage rules by ecoregion, and keeping ag-level taxes without cattle. -
Relocation How to Protest Your Property Taxes in Texas (and Actually Win) How to protest your property taxes in Texas: the May 15 deadline, the two grounds that win (including unequal appraisal), and the comps and evidence that actually win. -
Farm & Ranch How Much Is Ranch Land Per Acre in North Texas? What Actually Sets the Price Small North Texas acreage (10-50 acre tracts) ran a median around $24,000 an acre in 2026, and $30,000-$37,000 in the growth counties like Collin, Denton and Grayson, per closed NTREIS sales, while big working ranches run far less per acre. Here is what really sets the price: tract size, location in the DFW growth path, water, road frontage and the ag valuation, plus how to get the real number for a specific tract. -
Investors The VA Loan Is Not What Your Agent Thinks It Is: How North Texas Veterans Build Real Wealth There's no major military base in North Texas, so most local agents rarely handle a VA purchase. What the benefit really does, the myth that costs veterans homes, and how veterans quietly build a real estate portfolio with it. -
Relocation The Best New Subdivisions in Grayson County, Texas (2026) A local REALTOR ranks the new master-planned communities and builders across Sherman, Denison, Van Alstyne and Gunter, with prices, school grades, the MUD/PID tax trap, and commute times to the new chip fabs. -
Luxury & Acreage Grayson County's $9.9M Waterfront Estate, or My Pick for $700K-$1M Inside Grayson County's most expensive home for sale, a $9.9M Lake Texoma estate with a helipad, and why the smartest buy this weekend is hiding at the other end of the market. -
Relocation Moving to Sherman for the Texas Instruments Jobs? What to Know Before You Buy The TI semiconductor fabs are reshaping Sherman, TX. Here is what a home near the plant actually costs in 2026, which neighborhoods buyers are choosing, and the real story on where prices are heading. -
Luxury & Acreage What $1 Million Actually Buys You on Lake Texoma Right Now At around $1.2M on Lake Texoma you get a big, beautiful home with community or Corps-adjacent lake access, not deeded deep-water frontage. Here is what four real listings buy, and why true waterfront costs so much more. -
Farm & Ranch Grayson County Ag Exemption Requirements: What Qualifies & How Not to Lose It The Grayson County ag exemption requirements in plain English: how many acres you need, what qualifying agricultural use means, how rollback taxes work, and what happens to the valuation when you buy or sell land in Grayson or Fannin County. It is a special valuation, not an exemption you file once and keep.