Sanger Texas Property R Family Trust
Land | 23 acres
Marketing description
This approximately 23 acre property is strategically located in a major development area in the City of Sanger about 8 miles north of Denton, The property has been a private Farm / Ranch for years and the majority of this land is zoned AG.
This property includes 4 tracts of land per Denton County tax rolls. The approximate 20 acre tract has a two story house of (3,200sf+-) on it along with 2 barns ( one is a metal shop building of approximately 5,000sf+-) and an arena area. There is a 1 acre tract at FM 455 and Tejas Dr. next to a 1.65 acre tract that runs toward a creek. The 1.65 acre tract is in the floodplain and it appears that part of the 1 acre tract is also. This could be an excellent pad site opportunity at this intersection. This pad site and entire property is the first large site available for development on the south side of FM 455 west of I-35.
The pad site at FM 455 and Tejas Drive should be viewed as a “Value Add” opportunity to the overall 23 acres for sale. The property also has approximately 410 feet of frontage along Keaton Road which could be available for pad sites and strip center development. The total property area includes the last lot in the residential subdivision south of FM 455 along Tejas drive. This is approximately .21 ac and may be an option to have access to the southwest corner of the main property opening a road across the property to Keaton Roan.. The city has a preliminary road map showing Tejas drive being extended south to Duck Creek Drive in the future.
Denton County CAD show the following information on the properties for sale here:
Main Property: 166869 20.08 Acre tract with driveway entrance, house, 2 barns, and frontage along Keaton Road
1.1 Acre Tract 232699 Located along FM 455 at Tejas Drive Possible Pad Site Opportunity
1.65 Acre Tract 56536 May be able to combine part of this tract to the 1.1 acre tract to help with floodplain area
Approx 9,800 SF 269508 Vacant Residential Lot on the east side of Tejas Drive that connects to the main tract of land
The property is available as a personal ranch, a mixed use development, or a combination of the two in addition to a great investment opportunity to hold and flip. The EDC has mentioned that they may have financial incentives available to the developer of this property especially with the commercial development side. The city may have some incentives with the infrastructure of the development too. Based on news reports, Tom Thumb received 1 million dollars as an incentive to open their store.
There is a strong residential development component with this property including single family homes. The future land use map per the city shows medium residential development here. There might be an opportunity for some light industrial use along Keaton Road where an existing large metal shop building is currently located. Since the majority of the property is zoned AG, the development plans will have to go through the city rezoning process. Approximately 7.5 acres are impacted by the small creek on the west side of the property. This area is considered to be in the 100 year floodplain. When the property is developed this area could be used to meet "Green Space" requirements that the city will require with most developments.
The site is located close to the elementary school and new Linda Tutt high school and Career and Technical Education (CTE) program for Sanger ISD. The School District is experiencing heavy student growth with over 3,000 students enrolled now. The 2025-2026 budget is almost $49 million dollars. Due to the growth in the area, Sanger ISD just opened a new “State of the Art” high school in August. The old high school has been converted to a middle school. The Sanger School District is # 2 out of 11 Denton County School Districts with an 82% ranking score. The two high schools offer over 30 certification programs for seniors. The State of Texas only requires two for this size school district. Strong schools will help home sales and population growth which is expected to double in the near future.
Market Projected Growth:
There is a large mixed use development underway at the NW corner of I-35 & FM 455. (additional info available)
The 120 acre development is scheduled to have 296 single family homes in a new subdivision, 306 apartment units, self storage buildings, and a shopping center including Tom Thumb grocery store which opened December 12th. The shopping center will have approximately 25,000 SF of shop space in addition to 14 pad sites along the perimeter of the shopping center. These pads will be along I-35 and FM 455. 12 of the 14 pad sites have been spoken for and the other 2 are under negotiations. Operators such as What A Burger, Panda Express, Waffle House, First United Bank, Club Carwash, & Tom Thumb fuel center are some of the new tenants coming to the market. There are a few existing tenants along FM 455 as well. These include O'Reilly's, Sanger Bank, and a Kwik Kar Oil and Lube shop.
I believe that the overall development cost is in excess of $150 million dollars. The 23 acre tract is 1-2 blocks away from the western end of this development at FM 455 & Keaton Road. StarBucks and Quick Trip opened across the highway from this development about 2 years ago. McDonald’s, Dollar Tree and a Family Dollar store are close by too. The property is well positioned and is the first development site on the south side of FM 455 west of I-35. Given the expected population boom, this property is perfectly located for a mixed use development.
There is also a new development planned on the 4.3 acres at FM 455 and the west side of Tejas Drive. This development should break ground by mid summer and is expected to have 1 pad site and a large strip center that will open in late 2026 or 1st quarter 2027. This development should increase the value of the pad site at the same corner that is part of this property. Once Tejas Drive is expanded to Duck Creek Drive, this new north-south roadway will improve this intersection.
On the east side of I-35 next to the new high school is another development area that is planned to have an office building, several pad sites, a Tractor Supply store in addition to other tenants. All three of these developments are quoting mid to upper $20’s PSF for a purchase of a pad site. Using $25 PSF, a 3/4 acre pad site would cost $816,750.00
Other major growth information: 291,000 SF of Warehouse space was just completed and now available for lease. In addition, there is another 40,000 SF of Cold Storage Warehouse space that should be under construction soon. (pending city approval) At least 300 multi-family units are under construction with double that amount planned, The Lane Ranch development is projecting over 1,000 single family homes, over 100 townhomes, and 370 apartments. There are over 6,000 residential lots projected to come online in the next couple of years. Many other projects are in various stages of development. Employment wise: Grocer H E B bought 600 acres 8 miles north for multiple supply chain facilities and BNSF Railway has 1,000 acres under contract for a massive rail hub pending approvals between Sanger and Valley View.
Carver Ranch, a 2,500 acre mixed use development is moving forward south of Sanger and is expected to cost over 5 billion dollars. In Gainesville, 19 miles north of Sanger, a developer has purchased 815 acre Pace Ranch for a master community development. This announcement is another sign of the strength of the North Texas corridor between Denton and Oklahoma. After many years of slow growth, this part of Denton and Cooke County are expecting huge growth.
To summarize, we are offering approximately 23 acres in the city within 1-2 blocks of a major 120 acre mixed use development. The market in this northern part of Denton County is growing at a fast pace. We are in the early stages of major development in this community. TXDOT is expanding FM 455 into 5 lanes which is nearing completion. They are also in the process of expanding I-35 all the way to the Texas - Oklahoma State line. This project will take time but it is being completed now in anticipation of the major growth expected over the next 5-10 years. Sanger draws traffic from many miles in all directions. The housing growth is booming. The I-35 corridor is experiencing significant growth and is one of the fastest growing industrial markets in the country. City leaders are saying that Sanger will be the new “Gateway” city into the DFW area in the near future.
With the commercial and industrial growth in addition to the housing explosion in the city and surrounding areas, it will continue to spur major growth in Sanger. With the new high school offering students so many new courses and alternative career opportunities upon graduation, families will want to have their children enrolled in this school district. In addition, most cities in the metroplex including DFW International Airport are within an hours drive. The population in Sanger should surpass projections and may double in size in 18 months. Current city population is just under 10,000 people. This massive growth should continue for many years. TX ranked 2nd in growth in 2025 in the USA. TX was 1st in “raw” population growth
Sanger is about to explode. Based on square footage in the retail, industrial, and all the new housing coming online, this city feels like a mini Frisco back in the late 1990’s. It is time to invest in this market before pricing gets too high. Don’t miss this opportunity. Get in early and capitalize on the current boom that is well underway. Denton County ranked 5th in growth in Texas in 2025. There is no reason to expect 2026 to be less in fact by 2027 Denton County maybe the fastest in Texas!
Investment highlights
The City of Sanger is in the early stages of a major growth “Boomtown” status that city
leaders believe will turn this community into the “Gateway City” to the Dallas Fort Worth
area. Sanger is on pace to double in size this year. The following is a partial list of recent
developments and approved developments in Sanger and the surrounding communities.
Malouf Interest approximate 150-million-dollar mixed use development is well underway at
the Northwest corner of I-35 and FM 455. This development, which includes a new Tom
Thumb Grocery Store and shopping center, also has pad sites along FM 455 all the way to
Keaton Road west of I-35. They have pad users like What A Burger, Panda Express, First
United Bank, Brakes Plus, and Club Carwash coming in just to name a few. They also have
296 homes and 306 multi-family units under construction. TX DOT is almost finished
expanding FM 455 to 5 lanes and they are working on the expansion of Interstate I- 35.
This is needed due to all the growth taking place in this north Texas area.
The western end of this development is 1-2 blocks away from the property I am marketing
Victory Group plans to break ground soon on a large strip center with a pad site at the
southwest corner of FM 455 and Tejas Drive. Tejas Drive is shown on the city “future”
road map to be expanded to the south to Duck Creek Drive creating another north-south
roadway on the west side of the city. The property I am marketing has a pad site across
Tejas drive on the southeast corner.
Sable Creek Commons development is along FM 455 1 mile east of I-35 and next to the
new “State of the Art” Sanger High School. This development, in front of Sable Creek
subdivision, currently has a McDonalds restaurant and Tractor Supply deals under contract
as they work their way through city approvals. They also have several businesses they are
working with and there are new home lots available in the Sable Creek subdivision.
The Russia-based developer PNK Group has built the first of two Industrial buildings
planned at Sanger Industrial Park. Construction on building 1 approximately 305,000 SF
was completed last year. The $55 million-dollar industrial development is located in the
Sanger Industrial Park along I-35 and Lois Road.
The town is also the site of a 278-acre Blue Star Industrial Park from Dallas Cowboys’
owner Jerry Jones. This project will bring eight warehouses and 339,000 square feet of
industrial space to Sanger. Construction on the project began in late 2022 with the first
two buildings being completed at the end of 2025. They are adjacent to the Walmart
distribution center along I-35. Walmart owns additional land next to their center.
These projects are part of a boom in industrial development in North Texas, which is one
of the fastest growing Industrial markets in the country.
On the housing front in addition to the Malouf Interest mixed use development, there are
at least 15 development sites that I am aware of that are directly related to new home
development, multi-family units and residential lot development.
Most of these developments are under construction and have lots available now with
delivery dates projected for many years given the expected growth of Sanger being so
close to the D/FW metroplex.
Overall, there are at least 6,200 home lots projected with over 725 multi-family units
coming in. Houses and home lots are available now. Here are a few larger developments.
Lane Ranch: 1019 single family lots and 370 Multi-Family Units
Malouf Investments: 296 single family homes and 306 Multi-Family Units
Santerra: 2,471 single family lots (entitlement process)
Stephen Towne Crossing: 283 single family lots Phase II 448 single family lots
Sanger Circle: 195 Lots Sanger Trails 250 Lots Sanger Estates 47 Lots Plus MF Units
Several developments have been announced recently that will impact the City of Sanger.
Due to the close proximity of the developments, many people working on these projects
during the construction phases will live in Sanger and after their completion many new full-
time jobs will be created for people that live and shop in the Sanger area.
Below are 4 projects that have been announced recently.
1) Grocery Chain H-E-B recently purchased 600 acres with frontage along I-35 in
Valley View about 9 miles north of Sanger. H-E-B plans to build multiple phases of
supply chain facilities as part of their master-planned campus.
2) Carver Ranch just received approval on various items from the City of Denton.
This approximate 2,500 Acre development is a few miles south of Sanger.
According to town documents, Carver Ranch will include 7,091 single-family
residential units, 1,094 townhomes, 1,015 multifamily units, 1.2 million commercial
space, 380 acres of park land, 2 new schools and much more. The project is
expected to cost over 5 billion dollars and take up to 20 years to complete.
3) ) BNSF Railway is offering to build a logistic center park between Sanger and Valley
View. They are negotiating on a purchase of 1,000 acres for this project. The facility
will feature sites for customers who wish to ship via individual rail cars and a unit
train site for customers who ship entire train loads. This is a major project and will
employ many people once completed. The company is in the planning stages now.
4) Frisco based developer Rex Glendenning has purchased 815-acre Pace Ranch
along I-35 near Gainesville with plans for up to 1,000 homes, thousands of
apartments, and an industrial park. Glendenning said. “The I-35 corridor is
experiencing significant growth in the logistics sector from the Fort Worth Alliance
area through Denton and Sanger. We feel the Gainesville area is next in line for the
right development and project. The area is awakening. I’d rather be early to the
party than late.”
This development shows the strength of the North Texas corridor. The whole area is
experiencing major growth. As Gainesville awakens, the growth will continue.
Sanger is awake. The pipeline is full. Invest in Sanger. Don’t be Late to the Party!
For more information on these projects and other City updates, please visit our City website at sangertexas.org.
ABOUT THE CITY OF SANGER:
Located in the heart of Denton County, divided by I-35, the City of Sanger offers vibrant community living and strategic urban planning. As a growing hub for residents seeking an exceptional quality of life, Sanger boasts a rich tapestry of development projects, creating an environment that seamlessly blends residential, commercial, and recreational spaces. Guided by a forward-thinking vision and the 2040 Comprehensive Plan, the City is committed to fostering a thriving community that caters to the diverse needs of its residents. With an array of transformative initiatives underway, Sanger is poised for continued success and prosperity, solidifying its reputation as an inviting and dynamic place to live, work, & play.
Listing Contacts
Valuation Calculator
Valuation Metrics
Map
Broker Selected Comps View More Comps
Property History
Tax History
Similar Properties
Is there information that looks off?
