FM 1396, Ivanhoe, TX 75447
FOR SALE
103.63 ACRES

FM 1396
Ivanhoe, TX 75447

    $1,295,412

    Original price: $655,668
    Est. Mortgage $7,677/mo*
    Get Pre-Qualified

    $1,295,412

    Original price: $655,668
    Est. Mortgage $7,677/mo*
    Get Pre-Qualified
    (on 103.63 acres)

    Local Information

    Map showing home location
    © Google
    -- mins to
    Commute Destination

    Description

    Awesome opportunity to own 103 acres of serene gorgeous land with just the right amount of trees and pasture. Nestled in famous Fannin County, this expansive piece of Texas is a perfect for privacy, future security and potential for so many things! A savvy investor may buy just to hold against ever increasing land prices. Enjoy gentle varied terrain, wide open spaces, and stunning Texas skies! Dozens of ideal settings for your home. Whether you want a barn-da-minium, a custom or manufactured home or to create your ranch or hobby farm, this is your green acres! Perfect place to get away from it all yet only minutes to town or to one of the many lakes and recreational areas. Agricultural exemption in place!! This land is perfect for easy country living with the convenience of nearby towns, museums and everything from relaxing parks to rodeo round ups and so much more! Also, don't miss the once a month famous Bonham Trade Days! Everything from donuts to dune buggy's and apples to zebras! Days! Everything from donuts to dune buggy's and apples to zebras! Y'all come! NOTE: THE END TRACTS, A and D, MUST SELL FIRST OR WITH EITHER LOT A OR D. No selling from the middle lots until outside lots sell.

    Home Highlights

    Parking
    No Info
    Outdoor
    No Info
    HOA
    None
    Price/Sqft
    No Info
    Listed
    91 days ago

    Home Details for FM 1396

    Interior Features

    Appliances & Utilities
    Utilities: Electricity Available, Water Available
    Gas & Electric
    Has Electric on Property

    Exterior Features

    Exterior Home Features
    Fencing: Back YardVegetation: Grassed, Partially Wooded, Wooded
    Frontage
    Road Frontage: Farm to Market RoadRoad Surface Type: AsphaltNot on Waterfront
    Water & Sewer
    Water Body: Bois d'Arc
    Farm & Range
    Allowed to Raise Horses

    Days on Market

    Cumulative Days on Market: 22Days on Market: 91

    Property Information

    Property Type / Style
    Property Type: LandProperty Subtype: Unimproved LandArchitecture: Barndominium
    Property Information
    Usage of Home: Agricultural, Cattle, Development, Grazing, Horses, Hunting, Investment, Livestock, Manufactured Home, Mobile Home, Ranch, Residential, Recreational, See RemarksNot Included in Sale: Any equipment, cattle panels, hay or any other personal belongings of Tenant Farmer.Parcel Number: 000000072624

    Price & Status

    Price
    List Price: $1,295,412
    Status Change & Dates
    Possession Timing: Close Of Escrow

    Active Status

    MLS Status: Active

    Media

    Location

    Direction & Address
    City: IvanhoeCommunity: M CALDWELL
    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

    Agent Information

    Listing Agent
    Listing ID: 21164414

    HOA

    No HOA

    Lot Information

    Lot Area: 103.633 Acres

    Offer

    Listing Terms: Cash, Conventional, 1031 Exchange, Texas Vet, VA Loan

    Miscellaneous

    Mls Number: 21164414Living Area Range Units: Square FeetAttribution Contact: 903-893-5188Above Grade Unfinished Area Units: Square FeetBelow Grade Unfinished Area Units: Square FeetUniversal Property Id: US-48147-N-000000072624-R-N
    Last check for updates: about 2 hours ago
    Listing courtesy of BEN WILLIAMS 0472370, (903) 893-5188
    C-21 DEAN GILBERT, REALTORS, 903-893-5188
    Javier Gonzalez 0800708, (903) 294-6384
    C-21 DEAN GILBERT, REALTORS, (903) 893-5188
    Source: NTREIS, MLS#21164414
    Also Listed on NTREIS, NTREIS, NTREIS, NTREIS, NTREIS.

    Price History for FM 1396

    DatePriceEventSource
    02/06/2026$645,838PriceChange
    NTREIS #21171048
    02/06/2026$655,668PriceChange
    NTREIS #21170534
    02/06/2026$1,295,412Listed For SaleNTREIS #21164414

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    Comparable Sales for FM 1396

    Address
    Distance
    Property Type
    Sold Price
    Sold Date
    Bed
    Bath
    Sqft
    County Road 2610, Ivanhoe, TX
    1.25
    Lot/Land
    -
    06/12/25
    -
    -
    1101 County Road 2600, Bonham, TX
    1.30
    Lot/Land
    -
    07/02/25
    -
    -
    1212 County Road 2265, Ivanhoe, TX
    2.23
    Lot/Land
    -
    12/19/25
    -
    -
    1 County Road 2265, Telephone, TX
    2.35
    Lot/Land
    -
    11/17/25
    -
    -
    N Park Rd, Bonham, TX
    2.77
    Lot/Land
    -
    05/16/25
    -
    -
    1538 County Road 2040, Ravenna, TX
    2.50
    Lot/Land
    -
    12/15/25
    -
    -
    Timbercreek Dr, Bonham, TX
    2.62
    Lot/Land
    -
    06/17/25
    -
    -
    706 County Road 2505, Bonham, TX
    2.73
    Lot/Land
    -
    03/27/26
    -
    -
    2109 Beavers Point, Bonham, TX
    3.40
    Lot/Land
    -
    04/16/26
    -
    -
    5354 N State Highway 78, Bonham, TX
    3.47
    Lot/Land
    -
    08/01/25
    -
    -

    Assigned Schools

    These are the assigned schools for FM 1396.
    View nearby schools on GreatSchools
    The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

    What Locals Say about Bonham

    At least 46 Trulia users voted on each feature.

    • 90 % Say yards are well-kept

    • 89 % Say parking is easy

    • 89 % Say car is needed

    • 85 % Say there's holiday spirit

    • 71 % Say it's dog friendly

    • 68 % Say it's quiet

    • 64 % Say kids play outside

    • 53 % Say neighbors are friendly

    • 52 % Say people would walk alone at night

    • 50 % Say it's walkable to grocery stores

    • 50 % Say there's wildlife

    • 50 % Say it's walkable to restaurants

    • 47 % Say they plan to stay for at least 5 years

    • 38 % Say there are sidewalks

    • 19 % Say streets are well-lit

    • 17 % Say there are community events

    Learn more about our methodology.
    • Robbie Jackson
      "It’s important to know you have to drive 1+ hrs to do any activities other than school sports or lake visits. The traffic to commute to the metroplex has significantly increased the last few years. Most people are friendly but keep to themselves. People do not pick up after pets & it’s gross. There are a few parks but they’re older. Parks really need to be updated. Restaurants come & go quickly here. There are a few that have stood the test of time though.You have two grocery options here. Most shop outside of town for groceries, clothing, etc."
      2
      Flag
    • Kcwebb
      "The street in front of my house is very very busy with tractor trailers driving on it all day long it would be very scary for children"
      0
      Flag
    • Hannah C.
      "the schools are terrible and there are drugs and drug users throughout the town. just a sad, run down, poor poor place."
      0
      Flag
    • Candace C.
      "Bonham is special to me because of my family, but I wouldn’t live here if I had the money to move. In bonham, you can walk most everywhere (I did), and I felt safe. "
      10
      Flag
    • Lynne N.
      "They have parades and a rodeo and Christmas and many nice events and a senior lunch shooing like Brahms and Dairy Queen and brookshires and Wallmart and the like"
      4
      Flag
    • Texstarr46
      "We are in the country with acreage. Bonham is a lake city. It’s a growing city due to the Bois d’Arc Reservoir being created."
      0
      Flag
    • Timothy W.
      "people are always walking there dogs here. and kids are out playing all the time it's really quite "
      1
      Flag
    • Krystal H.
      "Near the lake there are often dogs running loose and speeding vehicles on the main lake road. People generally keep to themselves. It’s a very politically conservative area and often there are only republican candidates for local positions. The public schools are large but still value their students and their families. "
      0
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    • Hollysantos8686
      "It’s an overall safe area with a nice vibe and great schools and kids activities. We are an open arms community overall"
      4
      Flag
    • Unspecified
      "Peaceful, beautiful flowers and trees and just always gives you that feeling of no place like home. "
      1
      Flag
    • maxout2
      "We spend weekends up on Lake Bonham. The dogs and the kids love it. This has all the excellent features of country and lakeside living in under 1 hour away from the Dallas suburbs. The fishing on the lake is outstanding and most tourist boaters bypass this place for Texoma so it is very peaceful even on the weekends."
      0
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    • kgunlock
      "Bonham has everything available for daily living. Great community and close to large city benefits. Bonham has good restaraunts and shoppng for every need. Good schools and friendl living. Sherman is 25 minutes away for anything you need or could want. This area is beautiful!"
      0
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    LGBTQ Local Legal Protections

    BEN WILLIAMS, C-21 DEAN GILBERT, REALTORS, 903-893-5188
    Agent Phone: (903) 893-5188
    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.
    FM 1396, Ivanhoe, TX 75447 is a lot/land. This property is currently available for sale and was listed by NTREIS on Feb 6, 2026. The MLS # for this home is MLS# 21164414.