TEXAVAAlbert Angarita, Realtor® · Texava Real Estate · RV storage site search
"Property dossiers" Grayson County
Two sites. Every record.
Prepared for you by Albert Angarita, Realtor®, from public records as of October 14, 2026: appraisal district, FEMA flood maps, utility service areas, TxDOT, USDA soils, the Railroad Commission and county GIS. Figures marked GIS come from public parcel maps, not a survey.
"Pick 03" MLS 21353112 · Active
0000 FM 121, Tioga TX 76271
Three parcels between FM 121, Liberty Love Ln and Bodovsky Rd. True location 33.4700, -96.8617 (the listing pin is about 1.4 miles off).
Check the well first
$475,000List price, $97.2K per acre
4.885 acLegal acres (GIS maps 4.63)
Zone XNo floodplain on the tract
$293,2742026 appraised, all three parcels
Red flag
The Railroad Commission map plots injection/disposal well API 42-181-30977 inside parcel 259026. Location accuracy is low and status is unknown. Part of due diligence: operator, status and plugging record, and whether the lease through 2026 is a surface lease or an oil and gas lease.
Conflict
The listing says sanitary sewer across the street, but no sewer service area covers the tract. Plan on septic unless Mustang SUD commits to sewer service in writing.
Conflict
The listing shows $897 in taxes. That is parcel 209475 only. All three parcels run about $4,921 a year.
Check
Three parcels, and mapped acreage is 4.63 vs 4.885 legal. The contract needs all three IDs and a new survey. A 2022 vendor's lien may need payoff at closing.
Good
Unincorporated, no zoning, no floodplain, about 2,850 ft of frontage on three roads, Lake Ray Roberts 2.1 miles away, and FM 121 traffic up from 1,540 to 2,889 a day since 2020.
"Identity"
Parcels and owner
CAD ID
Situs
Legal
Acres
209475
FM 121
Nounan Ben S A-G0903
0.885
259026
Hwy 121 & Liberty Love
Cross Sarah A-G0210
2.709
209479
100 Bodovsky Rd
Cross Sarah A-G0210
1.291
Last sale
July 15, 2022, warranty deed with vendor's lien
Earlier transfers
2006 and 2000
Improvements
$3,577 to $12,352 on 209479, likely the 30x30 metal building
"Value and tax"
Appraisal history
Year
209475
259026
209479
Total
2026
$52,483
$160,653
$80,138
$293,274
2025
$53,439
$163,578
$81,382
$298,399
2024
$53,575
$163,994
$86,424
$303,993
2023
$53,405
$172,937
$93,658
$320,000
2022
$35,782
$109,528
$64,549
$209,859
2018
$13,724
$42,009
$28,585
$84,318
Ag exemption
None on record 2018 to 2026, so no rollback tax
Tax rate
$1.67798 per $100: Grayson County, Grayson College, Tioga ISD. No city tax.
Est. annual tax
About $4,921
Price vs. appraisal
1.62x the 2026 appraised total
"Listing"
Market history
Listed
August 14, 2026 at $475,000, no price changes, about 61 days on market
Marketed for
Gas station or C-store use
Prior listings
None found. Texas is non-disclosure, so prior sale prices are not public.
"Jurisdiction"
City, ETJ and zoning
Status
Unincorporated. Tioga city limits about 1.3 mi away, Gunter about 1.9 mi.
ETJ
Likely outside both. Both cities are under 5,000 people, which gives a half-mile ETJ.
Zoning
None. Outside the Lake Ray Roberts zoning district (2.7 mi away).
Nearby annexations
Tioga Ord 2023-433 (402.8 ac, Airport Rd and McKnight Rd), 2024-442, 2024-443, 2025-450
Neighbors
P DUB Land Holdings holds about 750 adjoining acres. Tioga 54 Partners holds a 52.9 ac platted lot 46 ft away (deeded Feb 2026). Expect future development.
Setbacks
County rules: 50 ft from state highway ROW, 25 ft from other roads. Buildable area roughly 2.7 ac (GIS estimate).
"Site"
Flood, utilities, ground
Flood
FEMA Zone X, minimal hazard. FIRM panel 48181C0500F, effective Sept 29, 2010. Nearest Zone A about 1,311 ft away.
Water
Mustang SUD, CCN 10150
Sewer
No sewer CCN on the tract. Mustang sewer area is within 2 km.
Electric
Grayson-Collin Electric Co-op, listing says connected
Soils
About 92% Wilson silty clay loam, 0 to 1% slope. Rated very limited for buildings, roads and septic. Expect heavier base or lime work.
Wetlands
An intermittent stream touches the edge. Pond and forested wetland about 160 ft away.
Pipelines
None found within 8 km on the RRC map. Confirm with title.
Schools
Tioga ISD
"Roads"
Access and traffic
Frontage (GIS)
FM 121 about 1,230 ft · Liberty Love about 815 ft · Bodovsky about 805 ft
FM 121
2 lanes, 55 mph, 80 ft ROW. Only a seal coat planned at the site (est. 2029). Gunter Relief Route starts about 3 mi east.
Entrance
A county road entrance avoids a TxDOT driveway permit on FM 121
FM 121 daily traffic
2020
2021
2022
2023
2024
2025
Station 92H63
1,540
1,958
2,532
3,197
3,144
2,889
"Demand"
Market for RV storage
Growth
Celina 18,033 to 64,427 (2020 to 2025 est.). Gunter 2,076 to 2,574. Platinum Ranch in Gunter plans 4,200+ homes.
Lakes
Lake Ray Roberts 2.1 mi · Lake Texoma 17 mi
Competitor
Location
Posted rate
Tioga-Gunter RV & Boat Storage
517 Vaughan Ln, Tioga
from $45/mo
My Affordable RV & Boat Storage
6211 FM 2931, Aubrey
$129/mo
724 Safe Storage
Pilot Point
$30/mo
Peer-to-peer lots
Near Gunter
$27 to $110, median ~$55
"Permits"
Path to build
Fire Marshal building permit for canopies or an office, plus gate permit
Development Certificate for E911 address and culverts
OSSF septic permit if there is a restroom
County right-of-way permit for a Liberty Love or Bodovsky driveway, or TxDOT Form 1058 for FM 121
Possible plat to combine the three tracts
No floodplain permit needed
"Off market" Not listed · Grayson County
27076 SH 56, Whitesboro TX 76273
Lot 1 of a 2023 two-lot plat. The same owner holds Lot 2 next door. Location 33.6436, -96.8677.
Back third floods
2.6 acLot 1 alone · 5.2 ac with Lot 2
32%FEMA Zone A, about 1.66 of 5.2 ac
~3.6 acUsable outside the flood zone
$173,9402026 market value, both lots
Floodplain
The front on SH 56 is Zone X, but roughly the back 200 ft of both lots is FEMA Zone A with no published base flood elevation. Anything built there needs a floodplain permit, an elevation certificate and an engineer. The land drops about 12 ft toward the rear drainage.
Not for sale
No active listing. This would be an off-market approach to the owner, which Albert can handle.
Size
Lot 1 is only 2.6 acres. The client needs both lots to reach the 4 to 10 acre range, and only about 3.6 acres of that sits outside Zone A.
Rollback
Both lots carry an ag valuation. Converting to commercial storage triggers about $8,000 to $8,500 in rollback taxes (rough estimate), and annual taxes jump from about $19 to about $2,770.
Good
Unincorporated, no zoning, direct SH 56 frontage with about 3,725 cars a day, Two Way SUD water, and Sherman's TI and GlobiTech plants driving growth 8 to 9 miles east.
"Identity"
Parcels and owner
CAD ID
Geo ID
Legal
Acres
Improvements
449968
131 8451001
Lot 1 (2023 plat)
2.6
576 sq ft loafing shed (1980)
449969
131 8451002
Lot 2 (2023 plat)
2.6
None
Record
Plat recorded July 12, 2023, number 2023-144. No sale deed on record.
Shape (GIS)
About 600 ft deep. SH 56 frontage about 193 ft (Lot 1) and 260 ft (Lot 2), about 450 ft combined.
Land class
Marginal crop, D soil
House
None
"Value and tax"
Appraisal history
Year
Lot 1 market
Lot 1 ag value
Lot 2 market
Lot 2 ag value
2026
$88,030
$1,148
$86,970
$88
2025
$94,356
$1,086
$93,340
$70
2024
$99,078
$9,744
$98,072
$8,738
Tax rate
$1.58228 per $100: Grayson County, Grayson College, Whitesboro ISD. No city tax.
Taxes today
About $19 a year for both lots under ag valuation
At market value
About $2,770 a year for both lots
"Flood"
FEMA detail
Area
Total acres
In Zone A
Share
Lot 1
2.58
0.84
33%
Lot 2
2.66
0.82
31%
Combined
5.24
1.66
32%
FIRM panel
48181C0250F, effective Sept 29, 2010. Community 480829, Grayson County unincorporated.
LOMR / LOMA
None within 1 km
Elevation
About 722 ft at the front, 710 ft at the rear
Wetlands
A 0.52 ac pond touches Lot 1's southwest corner. Intermittent stream about 100 ft northeast.
"Jurisdiction"
City, ETJ and zoning
Status
Unincorporated. Whitesboro city limits about 0.6 mi away.
ETJ
Whitesboro (4,074 people) has a half-mile ETJ, so the lots are likely just outside it.
Zoning
None. Far from the Lake Ray Roberts and Perrin Field zoning areas.
Plat
The 2023 plat may carry setbacks or use notes. Request plat 2023-144 from the County Clerk.
"Site"
Utilities, ground, roads
Water
Two Way SUD, CCN 11085. Line size not verified.
Sewer
None. Septic required.
Electric
Grayson-Collin Electric Co-op, (903) 482-5231
Soils
Crockett loam, 2 to 5% slope, hydrologic group D. Very limited for septic.
Pipelines
Atmos 10.75 in gas transmission about 460 ft away (in service). Copano gathering line about 145 ft away (abandoned). Neither crosses on the RRC map.
Traffic
SH 56 carries about 3,725 vehicles a day in front of the lots
TxDOT
SH 56 preventive maintenance underway. US 377 widening planned around 2036.
Schools
Whitesboro ISD
"Alternatives"
Listed land on SH 56
Site
Acres
Price
MLS
Note
SH 56, 0.85 mi east
12
$599,000
21278872
Outside city limits, parcel 460442
SH 56
11
$650,000
20724723
535+ ft frontage, listing says 3 ac flood
"Demand"
Market for RV storage
Employers
Texas Instruments Sherman fab began production Dec 2025, up to $40B and 3,000 jobs. GlobiTech $5B wafer plant, 1,500 jobs.
Lake Texoma
Cedar Mills Marina about 13 mi
Next door
Whitesboro 350 Partners LLC owns 241.6 ac just southwest. Plans unknown.
Competitor
Distance
Posted rate
Davis Road RV & Boat Storage
Whitesboro
$25/mo open lot
Hilltop Storage
5.4 mi
15x40 $65
Texoma RV & Boat Storage
13.6 mi
14x40 $225
Iron Creek Storage
15.9 mi
12x45 $69.99
"Permits"
Path to build
Floodplain development permit and elevation certificate for anything in Zone A. Keep improvements on the front.
Fire Marshal building permit for canopies or an office
OSSF septic permit if there is a restroom, likely aerobic
TxDOT driveway permit for commercial access on SH 56