- Henderson County
- Athens TX
- 75751
- Local Area: S Sylvester
Property Overview
Whether you’re dreaming of horses, hobby farming, outdoor adventures, weekend escapes, or simply enjoying the tranquility of country living, this property delivers! Nestled on 25 beautiful acres, this charming 4-bedroom, 2-bath home offers 2 spacious living areas, an open-concept floor plan, and plenty of room for family and entertaining. The property is fenced and cross-fenced, making it ideal for livestock or horses. A large workshop with a roll-up door provides ample space for equipment, projects, or storage. Enjoy mature trees, wide-open spaces, and the peace and privacy of country living while still being within convenient driving distance to town. Need more room? An additional 5-acre tract is available for purchase separately, offering even more possibilities for your dream homestead or investment. Don’t miss this rare opportunity to own a beautiful slice of Texas!
Featured spaces
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Property highlights
Year Built 1978
School District Cross Roads Isd
HOA No HOA
Parking 2 covered spaces
Architecture Traditional, Detached, Farmhouse
Acreage Estate 25.94 acres
Fireplace 1 Fireplaces
Neighborhood S Sylvester
Full Property Details
Property Details
Quick Details
- Price $699,900
- Status Active
- Bedrooms 4
- Bathrooms 2
- Square Feet 2,500 Sq Ft
- Lot Size 25.94 acres
- Lot Size Sq Ft 1,129,816
- Year Built 1978
- Price / Sq Ft $280 / Sq Ft
- MLS # 21334944
Overview
- Property Type Residential
- Property Subtype Single Family Residence
- County Henderson
- Subdivision S Sylvester
- Days on Market 9
Home Details
- Architectural Style Traditional, Detached, Farmhouse
- Stories 1
- Levels One
- Full Baths 2
- Half Baths 0
- Construction Brick
- Heating Central
- Cooling Central Air
- Property Attached No
Kitchen & Interior
- Appliances Dishwasher
- Interior Features Decorative Designer Lighting Fixtures, Eat In Kitchen, Pantry, Paneling Wainscoting
- Fireplaces 1
- Fireplace Features Wood Burning
Lot & Exterior
- Lot Features Acreage
- Fencing Barbed Wire, Cross Fenced, Fenced, Front Yard
- Pool No
Parking
- Parking Carport
- Covered Parking 2
- Attached Garage No
Taxes & HOA
- Annual Taxes $7,067
- Parcel Number 06940030000020
- Legal Description TR 3 AB 694 S SYLVESTER SUR, TRS 3,4,18,78
Utilities
- Utilities Septic Available, Water Available
- Water Well
- Sewer Septic Tank
Schools
- School District Cross Roads ISD
- Elementary Crossroads — Cross Roads ISD
- Middle Crossroads — Cross Roads ISD
- High Crossroads — Cross Roads ISD
Listing Information
- Listing Agent Stephani Shafer-Hardy
- Brokerage Barnhart Realty Group
- MLS Board NTREIS
- List Date 07/22/2026
- Source Updated 07/23/2026
- Last Updated 08/19/2026
- Virtual Tour View Virtual Tour (PropertyPanorama)
Property Tax & CAD Valuation for 7761 Fm 2494
Henderson CAD (Pritchard & Abbott) records for 7761 Fm 2494, Athens, TX 75751 show a CAD market value of $799,536 and a net appraised value of $499,097. CAD values are used for property-tax purposes and may differ from the property's current list price or eventual sale price.
TAX INFO FOR NORMAL PEOPLE
A plain-English look at Henderson CAD (Pritchard & Abbott) property-tax and appraisal records for 7761 Fm 2494, Athens, TX 75751, including CAD market value, appraised value, exemptions, taxing entities, improvement records, and value history.
View Official Henderson CAD (Pritchard & Abbott) Property Record
1. CAD Big Picture: Land + Improvements = Market Value
This shows what the CAD market value is made of. Appraisal districts usually separate value between the land and the improvements. Improvements may include the home, garages, shops, patios, pools, decks, storage, and other structures.
Land Value $312,615 + Improvement Value $486,921 = CAD Market Value $799,536
2. Improvement Details: Size, Type & Assessed Value
This is a breakdown of the improvements CAD has listed for the property and the square footage or area connected to those records. CAD improvement records may include the main living area, garages, shops, decks, patios, pools, storage, or other site improvements when available.
MAIN DWELLING
Value: $486,921 Total Area: 4174 Sqft Living Area: 1784 Sqft
| Detail | CAD Code | Area |
|---|---|---|
| LIVING AREA | LA | 1,784 Sqft |
| CARPORT/CONCRETE FLOOR | CP | 1,650 Sqft |
| WOOD DECK | WD | 140 Sqft |
| GARAGE FREESTANDING | GF | 600 Sqft |
| Additional Feature / Structure | Type / Details | Area / Quantity |
|---|---|---|
| PRE-ENG METAL BLDG | Code: PM · Class: PM · Built 2007 | 600 Sqft |
| PRE-ENG METAL BLDG | Code: PM · Class: FLT · Built 1978 | 768 Sqft |
| STORAGE | Code: SS · Class: SS · Built 1978 | 200 Sqft |
3. Current Tax Exemptions & Statutory Limitations
Property tax bills reflect two distinct types of CAD adjustments: local taxing jurisdiction exemptions (which reduce taxable value below appraised value) and statutory appraisal limitations (which limit the annual growth of appraised value itself). Each taxing entity establishes its own exemption amounts and tax rates.
The current CAD record shows an exemption. Specific deduction amounts vary by taxing jurisdiction.
The current CAD record shows a homestead exemption. Specific deduction amounts vary by taxing jurisdiction.
Agricultural or special-use productivity valuation reduces appraised land value below market value during property appraisal.
Each taxing jurisdiction may apply its own exemptions, limitations, and taxable-value adjustments. The figures shown reflect the current CAD record. Specific exemption details are displayed when available from the source. A buyer’s exemptions and future tax obligations may differ.
4. Value After CAD Reductions
This is where CAD reductions, exemptions, limitations, or special-use valuation may affect the value used for tax calculations.
CAD Market Value $799,536 − All Current CAD Reductions -$300,439 = Current Taxed Starting Point $499,097
This reflects the CAD net appraised value after current CAD reductions. Individual taxing units may use different taxable values when exemptions apply.
Combined taxable-value reduction for applicable school district (Cross Roads ISD) from current exemptions on record (Additional Exemption, Homestead); current owner’s exemptions, not guaranteed to transfer to buyer. Additional local taxing units on this record also show taxable-value reductions: Henderson CAD (-$499,097), Emergency Svs Dist #11 (-$499,097), Henderson Co R&b (-$499,097), Henderson County (-$499,097), Henderson Co Fm-fc (-$499,097), Trinity Valley Comm (-$499,097). Separate from -$300,439 special-use/ag valuation already reflected in the $499,097 net appraised value.
5. Who Taxes It?
These are the local entities included in the current CAD/tax estimate. A property tax bill can include a city, county, school district, municipal utility district, public improvement district, or other special district. Each entity may use its own taxable value, rate, and exemption treatment.
| Entity | Taxable Value | Rate (per $100) | Est. Tax (No Ex.) | Savings | Est. Tax (Current) |
|---|---|---|---|---|---|
|
Other Entity
HENDERSON CAD |
$0 | 0.0000 | $0 | — | $0 |
|
School District
CROSS ROADS ISD |
$0 (H) | 0.9373 | $4,678 | -$4,678 | $0 |
|
Emergency Services District (ESD)
EMERGENCY SVS DIST #11 |
$0 | 0.0354 | $177 | -$177 | $0 |
|
County
HENDERSON CO R&B |
$0 | 0.0177 | $88 | -$88 | $0 |
|
County
HENDERSON COUNTY |
$0 | 0.2846 | $1,420 | -$1,420 | $0 |
|
County
HENDERSON CO FM-FC |
$0 | 0.0412 | $206 | -$206 | $0 |
|
Other Entity
TRINITY VALLEY COMM |
$0 | 0.1137 | $567 | -$567 | $0 |
(H) Taxable reduction reflected in school district taxable value.
Each taxing jurisdiction may apply its own exemptions, limitations, and taxable-value adjustments. The figures shown reflect the current CAD record. Specific exemption details are displayed when available from the source. A buyer's exemptions and future tax obligations may differ.
6. Estimated Tax Bottom Line
Est. Taxes (No CAD Reductions) $7,136 − Est. Tax Reductions / Savings $7,136 = Est. Taxes (With Current Exemptions) $0
The current CAD tax estimate shows exemptions and adjustments reduce the estimated annual taxes by about $7,136. Estimated taxes without exemptions are calculated by applying each jurisdiction's tax rate to its pre-exemption taxable value. Exemption savings represent the difference between this unexempted estimate and the county's current tax estimate. Taxable values and tax rates vary by jurisdiction. Future taxes depend on buyer qualification and future adopted rates.
The current tax estimate reflects a homestead exemption on the property's present CAD record. That exemption does not automatically transfer to a new owner; a buyer must qualify for their own exemptions. For comparison, the current estimate is $0 with the exemptions shown today and $7,136 without exemptions. Actual future taxes will depend on buyer eligibility, future appraised values, and adopted tax rates.
7. CAD Values Over Time
YOY Change reflects the change in CAD Market Value from the prior appraisal year. Taxed / Appraised reflects the CAD net appraised value after CAD reductions, or the certified capped appraisal value where jurisdictions differ. Individual taxing units may use different taxable values when exemptions apply.
| Year | Land | Impr. | Market | Taxed / Appraised | YOY Change |
|---|---|---|---|---|---|
| 2021 | $129,685 | $309,699 | $316,684 | $316,684 | +$13,961 / +4.61% |
| 2022 | $201,687 | $399,254 | $407,926 | $407,926 | +$91,242 / +28.81% |
| 2023 | $201,687 | $450,844 | $459,516 | $448,379 | +$51,590 / +12.65% |
| 2024 | $312,615 | $486,681 | $498,857 | $492,878 | +$39,341 / +8.56% |
| 2025 | $312,615 | $486,921 | $499,097 | $499,097 | +$240 / +0.05% |
| 2026 | $312,615 | $486,921 | $499,097 | $499,097 | — |
8. List Price vs CAD Value
The current list price and the county’s CAD market value are not the same thing. CAD market value is used for property-tax context and may lag the open market, reflect prior protests, exemptions, caps, agricultural or special-use treatment, or other appraisal district methods.
How does the list price compare with the CAD value?
Because this property has agricultural or special-use valuation, CAD adjustments can create a substantial difference between the county's tax-purpose values and the property's current asking price.
Current List Price $699,900 − Current CAD Market Value $799,536 = Under CAD Value -$99,636 (-12.5%)
A sale price can become part of the appraisal district’s future evidence. A buyer’s future taxable value and tax bill may change after purchase, especially if exemptions, caps, or special-use valuation change.
For tax planning, buyers should confirm future taxable value, exemptions, and special-use treatment with the appraisal district, tax office, lender, CPA, or other qualified advisor.
LIFE AROUND S SYLVESTER
A curated look at local favorites, everyday stops, and lifestyle context near this property.