2031 E FM 1396
Ivanhoe, TX 75447
3 Beds
2.5 Baths
2,782 sqft (on 50 acres)
3 Beds
2.5 Baths
2,782 sqft
(on 50 acres)
We estimate this home will sell faster than 94% nearby.
Local Information
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Description
Welcome to this beautiful 50-acre ranch in sought-after North Fannin County, Texas—perfectly set up for horses, livestock, and country living. The property features a well-maintained 2,200 sq ft ranch-style home offering comfort, space, and peaceful views of the surrounding land.
Equestrian and ranch improvements are already in place, including a quality indoor arena for year-round riding and an outdoor arena for training and events. Covered working pens provide convenience and functionality for handling livestock in any weather, while the hay barn offers ample storage for feed and equipment.
The land itself is a standout, with sandy soil ideal for horses, established Bermuda grass, and scattered mature oak trees that create a picturesque setting and natural shade throughout the property.
Whether you’re looking for a working ranch, a horse property, or a private country retreat, this North Texas gem is ready to go.
Equestrian and ranch improvements are already in place, including a quality indoor arena for year-round riding and an outdoor arena for training and events. Covered working pens provide convenience and functionality for handling livestock in any weather, while the hay barn offers ample storage for feed and equipment.
The land itself is a standout, with sandy soil ideal for horses, established Bermuda grass, and scattered mature oak trees that create a picturesque setting and natural shade throughout the property.
Whether you’re looking for a working ranch, a horse property, or a private country retreat, this North Texas gem is ready to go.
We estimate this home will sell faster than 94% nearby.
Home Highlights
Parking
2 Car Garage
Outdoor
No Info
HOA
None
Price/Sqft
$467
Listed
4 days ago
Home Details for 2031 E FM 1396
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Interior Details Number of Rooms: 4Types of Rooms: Master Bedroom, Living Room |
Beds & Baths Number of Bedrooms: 3Number of Bathrooms: 3Number of Bathrooms (full): 2Number of Bathrooms (half): 1 |
Dimensions and Layout Living Area: 2782 Square Feet |
Appliances & Utilities Utilities: Water AvailableAppliances: Electric Oven, Electric Range, RefrigeratorRefrigerator |
Fireplace & Spa Number of Fireplaces: 1Fireplace: Free Standing, MasonryHas a Fireplace |
Levels, Entrance, & Accessibility Stories: 1Levels: One |
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Parking & Garage Number of Garage Spaces: 2Number of Carport Spaces: 2Number of Covered Spaces: 4Has a CarportHas a GarageHas an Attached GarageParking Spaces: 4Parking: Additional Parking,Carport |
Pool Pool: None |
Frontage Road Frontage: All Weather RoadNot on Waterfront |
Farm & Range Horse Amenities: ArenaAllowed to Raise Horses |
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Days on Market: 4 |
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Year Built Year Built: 1970 |
Property Type / Style Property Type: ResidentialProperty Subtype: Farm, Single Family ResidenceStructure Type: HouseArchitecture: Farmhouse |
Building Attached To Another Structure |
Property Information Usage of Home: Agricultural, Cattle, HorsesParcel Number: 000000078820 |
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Price List Price: $1,300,000Price Per Sqft: $467 |
Status Change & Dates Possession Timing: Close Of Escrow |
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MLS Status: Active |
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Direction & Address City: IvanhoeCommunity: A0635 |
School Information Elementary School: Sam RayburnElementary School District: Sam Rayburn ISDJr High / Middle School: Sam RayburnJr High / Middle School District: Sam Rayburn ISDHigh School: Sam RayburnHigh School District: Sam Rayburn ISD |
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Listing Agent Listing ID: 21259339 |
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No HOA |
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Lot Area: 50 Acres |
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Mls Number: 21259339Living Area Range Units: Square FeetAttribution Contact: 903-227-2598Above Grade Unfinished Area Units: Square FeetBelow Grade Unfinished Area Units: Square FeetUniversal Property Id: US-48147-N-000000078820-R-N |
Last check for updates: about 9 hours ago
Listing courtesy of Jason Dudley 0801452, (903) 227-2598
Heritage Land Company, LLC, 903-227-2598
Source: NTREIS, MLS#21259339
Also Listed on NTREIS.
Price History for 2031 E FM 1396
| Date | Price | Event | Source |
|---|---|---|---|
| 05/04/2026 | $1,300,000 | Listed For Sale | NTREIS #21259339 |
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Property Tax and Assessment
| Year | 2025 |
|---|---|
| Tax | |
| Assessment | $1,469,450 |
Home facts updated by county records
Comparable Sales for 2031 E FM 1396
Address | Distance | Property Type | Sold Price | Sold Date | Bed | Bath | Sqft |
|---|---|---|---|---|---|---|---|
1.37 | Single-Family Home | - | 01/16/26 | 3 | 2.5 | 1,948 | |
1.91 | Single-Family Home | - | 11/21/25 | 4 | 4 | 2,458 | |
2.68 | Single-Family Home | - | 02/27/26 | 4 | 3 | 2,624 | |
2.94 | Single-Family Home | - | 12/16/25 | 3 | 2 | 2,331 | |
3.04 | Single-Family Home | - | 10/24/25 | 4 | 3 | 2,864 | |
3.48 | Single-Family Home | - | 08/29/25 | 4 | 2.5 | 2,346 | |
2.98 | Single-Family Home | - | 06/04/25 | 4 | 3.5 | 3,658 | |
3.21 | Single-Family Home | - | 12/29/25 | 3 | 2 | 1,702 | |
3.29 | Single-Family Home | - | 08/25/25 | 4 | 3 | 3,504 | |
3.52 | Single-Family Home | - | 10/15/25 | 4 | 3 | 2,610 |
Assigned Schools
These are the assigned schools for 2031 E FM 1396.
- Rayburn High School
- 7-12
- Public
- 225 Students
6/10GreatSchools RatingParent Rating Averageawesome school, great teachers that really care about the students, academically excelling year over year, the learning environment is relaxed yet challenging which seems to allow the youth to absorb more than traditional school settings.Parent Review13y ago - Sam Rayburn Elementary School
- PK-6
- Public
- 281 Students
8/10GreatSchools RatingParent Rating AverageBest Special ED Department The ladies are so Patient and knowledgeableParent Review9y ago 
Check out schools near 2031 E FM 1396.
LGBTQ Local Legal Protections
LGBTQ Local Legal Protections
Jason Dudley, Heritage Land Company, LLC, 903-227-2598
Agent Phone: (903) 227-2598
IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.
2031 E FM 1396, Ivanhoe, TX 75447 is a 3 bedroom, 3 bathroom, 2,782 sqft single-family home built in 1970. This property is currently available for sale and was listed by NTREIS on May 4, 2026. The MLS # for this home is MLS# 21259339.