Executive Summary
This Comparative Market Support Report is intended to support a defensible initial listing price for 8797 FM 2450, Sanger, Texas 76266. The subject property consists of 6.000 acres with an existing residence of approximately 1,848 square feet built in 1992, plus a driveway, fencing, outbuildings, and reported utility and septic infrastructure; operation and condition have not been independently verified.
The currently proposed listing price is $399,999. Based on the available public-record-derived comparable transactions summarized below, an initial listing price of $429,900 is reasonably supported and offers a better market test while remaining close to the strongest direct comparable sale.
Recommended as the cleanest balance between market exposure and defensible comp support.
Below the strongest direct comp and likely on the conservative side.
The recommendation is approximately 7.5% above the proposed list price.
| Property | Reported Sale | Acreage | Living Area | Year | Type / Relevance |
|---|---|---|---|---|---|
| 2073 Bowie St Sanger | $421,475 Jan. 2026 | Approx. 7.80 ac | Approx. 1,568 sq. ft. | 1985 | Strongest direct comparable; manufactured/mobile home. |
| 8167 Houston Rd Sanger | $300,000 Nov. 2025 | Approx. 1.83 ac | Approx. 1,364 sq. ft. | 2017 | Manufactured home on substantially less acreage. |
| 7281 Mesquite Ridge Sanger | $226,625 June 2026 | 5.00 ac | Vacant land | - | Land-only indicator: approximately $45,325 per acre. |
| 6005 Hawkeye Rd Krum | $475,000 June 2026 | 1.00 ac | Approx. 1,423 sq. ft. | 2003 | Upper-bracket indicator; conventional site-built residence. |
| 8797 FM 2450 Sanger | Recommended list: $429,900 | 6.000 ac | Approx. 1,848 sq. ft. | 1992 | Subject property. |
8797 FM 2450 Overview
| 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 | Approximately 373.37 ft. along FM 2450 / approximately 700 ft. deep |
| 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 |
2073 Bowie Street, Sanger
| Reported Sale Amount | $421,475 (January 2026) |
| Total Acreage | Approximately 7.80 acres |
| Living Area | Approximately 1,568 sq. ft. |
| Year Built | 1985 |
| Property Type | Manufactured / mobile home |
| Financing | Reported FHA-financed transaction |
Strongest direct comparable. Bowie Street has approximately 1.8 more acres, while 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 sale.
8167 Houston Road, Sanger
| Reported Sale Amount | $300,000 (November 2025) |
| Parcel | R131235 |
| Acreage | Approximately 1.83 acres |
| Living Area | Approximately 1,364 sq. ft. |
| Year Built | 2017 |
| Property Type | Manufactured home |
This property reportedly sold for $300,000 despite having substantially less acreage. The subject has approximately 4.17 more acres and approximately 484 more square feet of living area, while Houston Road has a newer residence.
7281 Mesquite Ridge, Sanger
| Reported Sale Amount | $226,625 (June 2026) |
| Parcel | R991612 |
| Acreage | Exactly 5.00 acres |
| Property Type | Vacant residential acreage |
| Implied Rate | Approximately $45,325 per acre |
Applied at the same general rate, six acres would indicate approximately $271,950 in raw land value before assigning any separate contributory value to the residence, driveway, fencing, utilities, septic system, or outbuildings.
This is a supporting indicator only, not a direct appraisal adjustment.
6005 Hawkeye Road, Krum
| Reported Sale Amount | $475,000 (June 2026) |
| Acreage | 1.00 acre |
| Living Area | Approximately 1,423 sq. ft. (3 bed / 2 bath) |
| Year Built | 2003 |
| Property Type | Conventional site-built single-family residence |
This is not treated as a direct comparable because it is in Krum, contains only one acre, and has a newer conventional residence. It is included as an upper-bracket rural market indicator.
Sources and Limitations
Sale amounts referenced in this report are reported public-record-derived sale amounts drawn from the underlying property reports and available public records. They are not represented as independently verified MLS closing prices.
The supporting Intelius property reports used for the subject and each comparable are included below. These reports may contain public-record information beyond the property facts summarized in this presentation.
Seven-page PDF - property comparison and pricing support
Subject property source report
Primary comparable source report
Secondary comparable source report
Vacant-land indicator source report
Upper-bracket indicator source report