Mike Browning

Tag: No HOA Property

  • Somebody Should Own This by Now.

    Somebody Should Own This by Now.

    Don’t be sorry you missed it.

    If you’re interested in Flower Mound or are an agent working with people looking there, you’ve probably seen this listing already.

    4.38 acres on Hawk Road, room for a horse inside the city. That combination doesn’t come up often out here.

    The price just dropped to $1,225,000, down from $1,245,000, and further down from where it opened back in January. Not a fire sale, just a seller adjusting to a market that hasn’t moved as fast as everyone assumed it would.

    The size is more unique than people give it credit for. Smaller tracts don’t qualify for a horse under Flower Mound’s rules. Bigger tracts jump into a different price bracket and a different kind of buyer. This one sits in the gap between those two, and there isn’t much else sitting there with it.

    There’s a 2005 mobile home on the property, valued at zero. Three bedroom, two bath, 1,512 square feet, sellers live there now. May work as a caretaker setup, or a place to live while a buyer plans something bigger. Flower Mound may have something to say about that (they do about most things), so check with them. There’s a chicken coop too. Not a selling point for everyone, but it tells you something about how the place has actually been lived on.

    It backs up to the future Eden Ranch subdivision without being part of it. No HOA. No committee approving your paint color. Denton ISD schools, Adkins, Harpool, Guyer.

    Seller to keep the minerals and they will need a short leaseback.

    In MLS as both land (#21161389) and residential (#21144467), pictures and aerial are below, also a flyer is linked below.

    Showings are by confirmed appointment only. The land can be shown most any time, but the sellers still live on the property so advance notice is required. The home won’t be shown initially since the value is primarily in the land, but it can be made available later if needed.

    Get the Flyer Here

    PS If you’d rather just keep an eye on what’s moving in this market before it shows up somewhere else, you can sign up below.

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  • On the Way to Your Appointment at Hidden Oaks…

    On the Way to Your Appointment at Hidden Oaks…

    Or on the way out, assuming you didn’t get talked into anything

    If you’ve got a tour booked for Saturday, you already know roughly what’s coming. Clipboard. A site map with the clubhouse penciled in somewhere. Someone explaining where all the wonderful amenities will be someday, in a voice that makes “one day only” sound like a favor.

    Here’s what won’t come up on that tour.

    Just west of there sits 1.88 acres that isn’t part of any of it. Same road, same lake, same general price range as what they’re rolling out Saturday. None of what comes attached to it.

    No HOA. Which means no HOA dues showing up every year for the rest of the time you own it, whether you use the clubhouse or not. No architectural committee either, so nobody’s signing off on your house plans, your shed, or what color you paint the fence.

    You build what you want, when you want. Camp on it this summer if that’s the mood. Put up a tiny house later. Fannin County has a few rules, nothing heavy, and that’s a much shorter list than a developer’s binder of restrictions.

    There’s also no reason to time anything around a Saturday. This land was sitting there last week and it’ll be sitting there next week. Only question is when it sells. Frontage runs a little over 500 feet along County Road 2980, enough that it doesn’t feel hemmed in the way a lot of the smaller platted lots nearby do. Water’s already run along the frontage through Bois d’Arc MUD. You’re buying a meter, not waiting on infrastructure that hasn’t been built yet.

    What sits west of this tract is worth knowing too. Ground gets thin fast once you’re close enough to the lake to start running into flood-influenced areas. There’s only so much of it left to develop. However busy Hidden Oaks gets, this stretch isn’t built to follow.

    Forty-three lots, a clubhouse, and a binder of restrictions is one way to live near this lake. 1.88 acres and nobody’s permission is another. Both are real options. They are not the same option.

    $199,000. MLS #21283218.

    Call or Text 214.354.3583, or email Mike@BrowningRE.com. If you’re working with an agent, have them reach out.

  • Private Today. And Could Stay That Way.

    Private Today. And Could Stay That Way.

    The scary part about moving somewhere quiet is wondering how long til others discover it.

    There’s lots of activity around Bois d’Arc Lake. If you’re into privacy, that’s one of the things you worry about when selecting a homesite.

    Because while you can see how something looks today, you often can’t be sure what’s coming down the line.

    This 1.88 acre tract sits immediately west of the new Hidden Oaks development near the east side of the lake. Asking $199K.

    Hidden Oaks is planned for 43 lots total. That’s not nothing, but comparatively it’s still smaller scale.

    So you know what’s going in beside you. You’ll have newer homes and quality infrastructure.

    But this property is not part of Hidden Oaks itself, which means no HOA fees and no extensive restrictions. And no architectural committee telling you what you can build.

    You do what you want, when you want to do it.

    Want to go camp on it? Knock yourself out.

    Tiny house? Just comply with Fannin County rules and you’re good to go.

    The property has a little over 500 feet of frontage along County Road 2980, which helps give it a more open feel than many smaller lake-area tracts.

    Water service is available through Bois d’Arc MUD, with the 8-inch water line already in place along the frontage. All you have to do is buy the meter. Current cost is $5,600 as of today.

    What’s also good is what sits west of the property.

    There are only limited areas left that are realistically buildable before you start running into the lake overflow and flood-influenced areas closer to Bois d’Arc Lake itself.

    So while the area around you continues improving and developing, this particular stretch should still remain relatively quiet and private compared to many other lake-area corridors over time.

    Public boat ramps and recreation facilities at Bois d’Arc Lake are also just a short drive away.

    If you want to be near the lake, near newer development, but not boxed into somebody else’s rulebook, this is worth a look.

    Call or Text 214.354.3583, or email Mike@BrowningRE.com.

    Or if you’re working with an agent, have them reach out. MLS #21283218

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  • Turn This Lot on Hawk to a Porch Sitting Thing

    Turn This Lot on Hawk to a Porch Sitting Thing

    Sorry, couldn’t pass it up.

    Some properties make you sort through a lot of noise before you understand what they are.

    This one doesn’t.

    It’s a little over four acres in Flower Mound. No HOA, no build timeline, and no real pressure to do anything with it right away.

    That’s most of the story.

    I’ve noticed over time that a lot of buyers say they want space, but what they usually mean is a slightly bigger lot in a neighborhood.

    This is different.

    You’re not really in a neighborhood in the way most people use that word. You’ve got room, and more importantly, you’ve got separation. That’s the part people don’t always realize they’re looking for until they see it.

    At the current price, it’s not set up as a builder deal. It doesn’t really need to be.

    This is for someone who already knows what they want to build and doesn’t want to be told how or when to do it.

    There’s a mobile home on the property. It’s livable, which gives you options. You can stay there while you plan, or use it while something else gets built.

    There’s also a chicken coop out back. Not a selling point for everyone, but it tells you how the place has been used.

    The value is still in the land. That part doesn’t change.

    Flower Mound doesn’t have many of these left. Most of what’s left gets turned into something more structured, more controlled.

    This one didn’t.

    That tends to appeal to a pretty specific buyer. Usually they know who they are.

    Pictures are below (soon to be updated when everything is green again.

    If you’d like more info including showing instructions and offer instructions, enter your info in the form below.

    P.S. Most landowners aren’t planning to sell today.

    But that can change quicker than people expect. When it does, the ones who already understand their market tend to make better decisions.

    That’s what the MBR Land Reality Check is for. It looks at nearby sales, current listings, development pressure, and the things that actually move value.

    You don’t have to do anything with the info, and it can only help you.

    Is it a bad idea to know where things stand?

    Get yours here.

    It’s free (for now)

    P.P.S. If you’re not ready for that but like reading about how these properties actually work, you can sign up below and get the posts in your inbox.

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