FANNIN COUNTY, TX | 8.07 acres w/Creek | No Restrictions | Power & Water | Paved Road Pending

  • $99,900

Cheap Land in Texas near Paris and the future Lake Ralph Hall

Owner Financing Available!

Just 4 minutes north of the future Lake Ralph Hall and 8 minutes south of Honey Grove, this creek-lined property offers power and public water to ease you into your new, serene, countryside life.

  • Creek
  • Power & Water Available
  • Priced about 17% Below Market
  • Paved Road Frontage
  • Very Buildable: Flat, No Floodplain
  • Freshly Surveyed
  • Only 4 mins to future Lake Ralph Hall!
  • No Restrictions!

PROPERTY: Nestled in the heart of northeast Texas near Paris, this pristine 16.07-acre property offers a unique blend of serene countryside living and unparalleled convenience for both residential and recreational use. The land, newly surveyed, is mostly cleared and boasts a welcoming creek, establishing a tranquil water feature that enhances this land’s allure and provides a natural border along the property’s east boundary line. With 559 feet of paved public road frontage, future homeowners are guaranteed easy access to their private retreat. Utilities such as power and water are readily available along the road, ensuring a smooth transition for building your dream home or weekend getaway, without the hassle of navigating the complexities of a water well installation. Remarkably, the property imposes no restrictions, offering freedom to build without limits, be it mobile homes, cabins, or even commercial endeavors, all set against a backdrop of flat, floodplain-free topography that promises ease of buildability. The neighborhood exudes a peaceful, safe atmosphere, further accentuated by cheap taxes that make this investment both financially attractive and practical. Wildlife enthusiasts will revel in the abundant deer and other fauna that roam freely, adding an element of wilderness adventure to the property. Located just minutes from the future Lake Ralph Hall and within close proximity to government land and various local attractions, this land not only promises a serene lifestyle but also ensures that adventure and convenience are never far away. This property truly stands out as a rare opportunity to own a piece of Texas where the beauty of nature, the promise of nearby water recreation, and the allure of affordability converge.

Not looking for quite that much land? We’ll be happy to consider splitting this in half (north half & south half) and selling you an 8 acre parcel here. Just call or text Scott at 314-639-9777 if that’s your wish.

Call or text Scott directly at 314.639.9777 or email if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!


After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.


  • ADDRESS (street # estimated – use GPS for navigation):
    • Lot 1 = 5705 FM824, Honey Grove, TX 75446 (if subdivided)
    • Lot 2 = 5735 FM824, Honey Grove, TX 75446 (if subdivided)
  • SIZE:
    • Lot 1 = 8.03 acres (if subdivided)
    • Lot 2 = 8.03 acres (if subdivided)
    • Lot 1 = 33.511697, -95.900387 (if subdivided)
    • Lot 2 = 33.511005, -95.900421 (if subdivided)
  • APN (parent tract): 132509
  • ABRIDGED LEGAL DESCRIPTION (parent tract): A0345 A English, acres 16.074
  • FULL LEGAL DESCRIPTION: download here
  • PLAT MAP/SURVEY: download here
  • TITLE: General Warranty deed (clean – no back taxes, no liens)
  • DIMENSIONS (parent tract, approximate): starting at NW corner, 559′ S (along road) x 1254′ E x 557′ N x 1240′ W to POB
  • FLOODPLAIN: none
  • ELEVATION: 573 feet
  • TERRAIN: generally flat
  • CONDITION: undeveloped, mostly cleared
  • ACCESS (parent tract): 559′ of direct frontage on FM 824, a paved public road
  • POWER: available along road (verified by County)
  • WATER: available along road (verified by County)
  • WASTEWATER: none (septic system would need to be installed)
    • The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions to non-satisfactory perc tests).
  • TAXES: $15.81 in 2023
  • HOA: none
  • HOA FEES: none
  • RESTRICTIONS: no zoning, NO RESTRICTIONS – do what you want with your land!
    • homes and accompanying outbuildings such as garages, workshops, barns are all OK
      • no size/height restriction on homes/structures on the lot
      • no setback requirements
      • no time limit to build – leave the lot as-is for as long as you want or need
    • RVs, campers, mobile homes, cabins, tiny homes are all OK
    • animals, livestock, etc OK
    • no HOA or CC+R’s
    • or, simply leave it as-is and enjoy being surrounded by nature!
  • SCHOOL DISTRICTS: Honey Grove (Elementary) – Honey Grove (Middle School) – Honey Grove (High School)
  • NEAREST CITIES: Honey Grove < Paris < Dallas
  • NEAREST AIRPORTS: Commerce Municipal (24 mins), DFW International (1 hr 38 mins)

Owner Financed Land in Texas | 16.07 acres w/Creek | No Restrictions | Power & Water | Paved Road


You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

  • From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
  • You can also click “Send to Phone” if you’re viewing this on your computer
  • And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 33.511697, -95.900387

WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .

  1. Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
  2. Open Google Earth
  3. Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).

Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.


Discover a treasure trove of adventures right at your doorstep! Hunt for prehistoric fossils at Ladonia Fossil Park, marvel at the small-town replica of the Eiffel Tower in Paris, Texas, and step back in time at the captivating Fort Inglish Museum. Explore the natural wonders of the Caddo National Grasslands or immerse yourself in the beauty of Bonham State Park. For daily necessities and big-box shopping, Bonham offers grocery stores, Walmart, familiar fast-food chains, and convenient medical facilities. Experience the friendly atmosphere of Paris, complete with its iconic Eiffel Tower, independent shops, a variety of restaurants, and lively spots like the Paris Aquatic Center.  When a big city escape calls, Dallas awaits with its endless urban excitement less than 90 minutes away.

NEARBYLake Ralph Hall (future site) (4 mins), Ladonia Fossil Park (15 minutes), Eiffel Tower Paris Texas (32 minutes), Fort Inglish Museum (22 minutes), Caddo National Grasslands (27 minutes), Bonham State Park (26 minutes), Reunion Tower (1h28 minutes), The Sixth Floor Museum at Dealey Plaza (1h31 minutes), Ja-Lu Community Park (43 minutes) and more!

HONEY GROVE (8 minutes, nearesty grocery store)

  • RETAIL – Dollar General, Texan General Store, Moon Mart Cafe, Gas, & Truck Stop, Honeygrove Gas and Grocery, and more.
  • RESTAURANTS – El Mariachi Mexican, Honey Bees Donuts, El Molcajete.
  • RECREATIONAL – Crockett Park, Honey Grove City Lake

BONHAM (25 minutes, nearest Walmart)

  • RETAIL – Walmart, Dollar General, Family Dollar, Spring Market, Sunshine Foods, Dollar Tree, and more.
  • RESTAURANTS – Taco Bell, Burger King, McDonalds, Dairy Queen, Sonic, Subway , Pizza Hut, Domino’s, and more.
  • MEDICAL SERVICES? Yes, VA Bonham North Texas Health Care System, Bonham VA Medical Center, TexomaCare – Bonham, and more.
  • RECREATIONAL – Bonham State Park, Powder Creek Park, Fannin County Museum of History, Legacy Ridge Country Club, and more.

PARIS (30 minutes), nearest city)

  • RETAIL – Walmart, ALDI, Dollar General, Family Dollar, Piggly Wigly, City Mart, Stop & Go, and more.
  • RESTAURANTS – Taco Bell, McDonalds, Subway, Arby’s, Wendy’s, Dairy Queen, Sonic, and more.
  • MEDICAL SERVICES? Yes, Tapia Internal Medicine Clinic PLLC, Salas Minor Emergency Center, HOMETOWN CLINIC, LLC, and more.
  • RECREATIONAL – Eiffel Tower Paris Texas, Wade Park, Pine Ridge Golf Course, Paris Aquatic Center, and more.

DALLAS (1h24 minutes, nearest major city)


OWNER FINANCING: We do offer owner financing under the following terms:

  • Down Payment = $19,980
  • Monthly Payment = $1552.11
  • Term = 72 months

If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for third-party financing will come from Rural 1st and their details are below:

Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or They do serve Texas.

FBN Finance is one of the country’s largest land lenders. The property needs to be (1) zoned agricultural or (2) contain harvestable timber. It also needs to be a minimum of 5 acres and require a minimum of $75k financing (after the down payment). Asking price should be $110k or more.

Capital Farm Credit is another great quick and easy land lender, with terms up to 30 years, 7% interest, and no pre-payoff penalties. Please contact Jordan Beach by phone at (940) 552-2585, or visit his office in person at 1725 Death Smith St, Vernon, TX.


Call or text Scott directly at 314.639.9777 or email at if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.

FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.


WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.

5735 FM 824
Honey Grove, TX 75446
Lot Size:
For Sale
Property Type:

Call 314.639.9777 for more details

Property Location