Prime ±24.74-acre development opportunity with approximately 194’ of frontage along Highway 82 in the growing Sherman / Whitesboro corridor. Located within the Sherman ETJ with no zoning currently in place, the property offers flexible development potential with strong visibility, direct highway access, and a dedicated turn-in from Hwy 82. Seller financing available for qualified buyers. The site features approximately 14 acres of cleared land with the remaining acreage in natural terrain, allowing flexibility for phased development, screening, and future expansion. Existing utilities include water service through Two Way Special Utility District, septic system, internet availability through AT&T, and access to electric service through Grayson Collin Electric Cooperative (GCEC). The property is well suited for RV park development, RV & boat storage, industrial outdoor storage (IOS), contractor yards, trailer and equipment parking, outdoor laydown yard, and other flexible commercial outdoor uses. Strategically located less than 4 miles from the proposed Grayson County / North Dallas Tollway extension and benefiting from continued regional growth throughout Sherman, Whitesboro, Denison, and the Lake Texoma area. Nearby economic drivers include Texas Instruments, GlobalWafers, and the proposed Margaritaville resort development near Lake Texoma. Buyer to independently verify all zoning, utility availability, permitting, easements, access, and development requirements.