This Comparative Market Support Report is provided to assist Sara Gordon and the listing agent in selecting a defensible initial listing price for the property located at 8797 FM 2450, Sanger, Texas 76266 (Denton CAD account R60960). The subject property consists of 6.000 acres of land improved with an existing residence of approximately 1,848 square feet built in 1992, together with a driveway, fencing, outbuildings, and reported utility and septic infrastructure; operation and condition not independently verified.
The currently proposed listing price is $399,999. Based on the available public-record-derived comparable transactions summarized in this report, a starting price of $429,900 is reasonably supported and better positions the property to test the market while remaining close to the strongest direct comparable sale. The proposed $399,999 price appears conservative given the acreage, residence size and age, and location characteristics of the subject property.
This report does not attempt to establish that $399,999 is unreasonable. It provides supporting evidence for an initial list price of $429,900 as a reasonable, market-tested starting point that leaves room for negotiation without materially exceeding recent comparable activity in the immediate area.
| Property | Reported Sale | Acreage | Living Area | Year Built | Type |
|---|---|---|---|---|---|
| 2073 Bowie Street | $421,475 (Jan 2026) | ≈ 7.80 ac | ≈ 1,568 sq. ft. | 1985 | Manufactured / mobile home |
| 8167 Houston Road | $300,000 (Nov 2025) | ≈ 1.83 ac | ≈ 1,364 sq. ft. | 2017 | Manufactured home |
| 7281 Mesquite Ridge | $226,625 (Jun 2026) | 5.00 ac | Vacant land | — | Vacant residential acreage |
| 6005 Hawkeye Road | $475,000 (Jun 2026) | 1.00 ac | ≈ 1,423 sq. ft. | 2003 | Conventional site-built SFR |
| 8797 FM 2450 (Subject) | Recommended: $429,900 | 6.000 ac | ≈ 1,848 sq. ft. | 1992 | Existing residence |
Based on the available public-record-derived comparable transactions, acreage information, residence size, age, and parcel characteristics, the recommended initial listing price for 8797 FM 2450 is $429,900. This recommendation is intended to provide appropriate market exposure without materially overpricing the property.
| Address | 8797 FM 2450, Sanger, Texas 76266 |
| Denton CAD Account | R60960 |
| Land Area | 6.000 acres (261,360 sq. ft.) |
| Living Area | Approximately 1,848 sq. ft. |
| Year Built | 1992 |
| Frontage / Depth | Approx. 373.37 ft. along FM 2450 / approx. 700 ft. depth |
| Parcel Shape | Generally rectangular |
| Improvements | Existing residence, driveway, fencing, outbuildings, and reported utility and septic infrastructure; operation and condition not independently verified. |
| Currently Proposed List Price | $399,999 |
| Recommended Initial List Price | $429,900 |
Source: 2073BowieSt-InteliusReport.pdf
| Reported Sale Amount | $421,475 (Jan 2026) |
| Total Acreage | ≈ 7.80 ac (4.00 ac parcel R983659 + 3.80 ac parcel R983660) |
| Living Area | ≈ 1,568 sq. ft. |
| Year Built | 1985 |
| Property Type | Manufactured / mobile home |
| Financing | FHA-financed transaction |
Strongest direct comparable. Compared with the subject property, Bowie Street has approximately 1.8 more acres, but 8797 FM 2450 has approximately 280 more square feet of living area and a residence approximately seven years newer. The recommended $429,900 list price is $8,425 — approximately 2% — above the reported Bowie Street sale amount.
Source: 8167HoustonRd-InteliusReport.pdf
| Reported Sale Amount | $300,000 (Nov 2025) |
| Parcel | R131235 |
| Acreage | 79,511 sq. ft. (≈ 1.83 ac) |
| Living Area | ≈ 1,364 sq. ft. |
| Year Built | 2017 |
| Property Type | Manufactured home |
Shows that a manufactured-home property on substantially less acreage still supported a $300,000 sale in the immediate market. 8797 FM 2450 has approximately 4.17 more acres and 484 more square feet of living area; the Houston Road residence is newer.
Source: 7281MesquiteRdg-InteliusReport.pdf
| Reported Sale Amount | $226,625 (Jun 2026) |
| Parcel | R991612 |
| Acreage | 217,800 sq. ft. (exactly 5.00 ac) |
| Property Type | Vacant residential acreage |
| Implied Rate | ≈ $45,325 per acre |
Applied at the same general rate, six acres would indicate approximately $271,950 in raw land value. This is a supporting land-value indicator only, not a direct appraisal adjustment, and does not include any contributory value for the subject's residence or other improvements.
Source: 6005HawkeyeRd-InteliusReport.pdf
| Reported Sale Amount | $475,000 (Jun 2026) |
| Acreage | 1.00 ac |
| Living Area | ≈ 1,423 sq. ft. (3 bed / 2 bath) |
| Year Built | 2003 |
| Property Type | Conventional site-built single-family residence |
| Location | Krum, Texas |
Secondary indicator only, not treated as a direct comparable given the different town, smaller acreage, and newer conventional construction. Shows that nearby rural residential properties with substantially less land can support pricing above the proposed $399,999 level.
Sale amounts referenced in this report are reported public-record-derived sale amounts drawn from the attached property reports and available public records. They are not represented as independently verified MLS closing prices. Denton CAD parcel identifiers are used to distinguish the specific parcels analyzed from any unrelated historical records that may appear in the underlying reports.