Fannin County property record for 2203 FM 2554, Ivanhoe, TX 75447
| Property Type | General Agricultural/Rural |
|---|---|
| Details | 1.5 ba · 2,794 sqft · built 2023 |
| Lot Size | 88.4 acres (3,850,704 sqft) |
| Owner | Company Name on File |
| Tax Bill | $8,662 (2025) |
| Deeds & Mortgages | Sep 2017 Mortgage |
| Flood Zone | Zone A (high risk) |
| APN | 0923-002-0000-03 |
| Primary APN | 0923-002-0000-03 |
|---|---|
| Alternative APN |
|
| Full Baths | 1.5 Baths |
|---|---|
| Half Baths | 1 Half Bath |
| Building Area | 2,794 sqft Total Area |
| 1st Floor Area | 1,730 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2023 |
|---|---|
| Effective Year Built | Effective 2023 |
| Construction Type | Wood |
| Roof Type | Gable |
| Lot Area | 3,850,704 sqft (88.4 acres) |
| Garage Area | 576 sqft |
| Porch | Porch |
| Porch Area | 470 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Electric |
| Account Number | 0923-002-0000-03 |
|---|---|
| Street Address | 2203 FM 2554 |
| City | IVANHOE |
| State | TX |
| Zip | 75447-3225 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > General Agricultural/Rural |
| Legal Description | A0923 D ROWLETT, ACRES 88.4 |
| Legal Subdivision | DANIEL ROWLETT SURVEY ABST 923 |
| Jurisdiction | FANNIN TX |
| Township / Civil Division | RAVENNA-TELEPHONE |
| Census Block Group | 2 |
| Census Block | 2010 |
| Census Tract | 950800 |
2203 FM 2554, an agricultural property, is owned by a company that acquired it in January 2023.
Source: Fannin County records, as of December 2, 2025
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 800 ANGELINA LN, PROSPER, TX 75078-1685 |
| Owner Type | Company |
| Vesting | Company |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jan 18, 2023 |
| Deed Sale | Jan 18, 2023 |
| Prior Sale | Mar 18, 2022 |
| Deed Document Number | 2023372 |
| Prior Transfer Date | Aug 31, 2017 |
| Prior Transfer Doc | 01982/0419 |
| Record Updated | Sep 20, 2026 |
| Document Type | Vendor's Lien |
|---|---|
| Jurisdiction | FANNIN TX |
| Recording Date | Sep 1, 2017 |
| Property Address | 2203 FM 2554, IVANHOE, TX 75447-3225 |
| Document Number | 01982/0419 |
| Book / Page | 1982 / 0419 |
| Instrument Date | Aug 31, 2017 |
| Instrument | 2017-5033 |
| Transaction Type | Transfer |
| Record Updated | Nov 18, 2025 |
| Title Company | COREY TITLE COMPANY, COLE TITLE COMPANY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 7036 N STATE HIGHWAY 78, BONHAM, TX 75418-6910 |
| Name | Verified Name |
|---|---|
| Address | 2203 FM 2554, IVANHOE, TX 75447-3225 |
| Document Number | 0020175034 |
|---|---|
| Date | Sep 1, 2017 |
| Instrument | 2017-5034 |
| Name | DAVID MICHAEL RICHARDSON ETAL |
|---|---|
| Type | Private Party |
| Special Notes | Seller Financed |
| Amount | Amount on Record |
|---|---|
| Term | 180 Months |
| Due | Sep 7, 2032 |
The 2025 property tax bill for 2203 FM 2554 was $8,662, up 3.2% from the year before.
Source: Fannin County assessment roll, as of November 18, 2025
| Type | Name |
|---|---|
| State | Texas |
| County | Fannin County |
| Unified School District | Sam Rayburn Independent School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $8,662.00 (+3.16%) | $1,479,730 Land $799,130 Building $680,600 | $1,479,730 Land $799,130 Building $680,600 |
| 2024 | $8,397.00 | ||
| 2023 | $101,830 Land $848,100 Building $72,390 | $920,490 Land $848,100 Building $72,390 | |
| 2018 | $819.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 2203 FM 2554 in Zone A, a high-risk flood area; flood insurance is required for federally backed loans.
Source: FEMA National Flood Hazard Layer, effective June 16, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone A high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Not determined for this zone |
| Flood Insurance Requirement | Required federally backed loans |
| Flood Insurance Cost | Premium on File median of 12 policies |
| Nearby Flood Policies | 12 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 2203 FM 2554 is moderate, ranking above 48% of the US, with a 0.09% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 48% of the US · lower than 77% of Texas |
|---|---|
| Wildfire Likelihood | 0.09% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | BOIS D ARC MUD serves 3,011 people · EPA ID TX0740044 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Jul 2024 |
| Lead | Under 1 ppb (2024–2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes. This system sells water to local utilities; the supplier billing this address may be one of them.
Source: FCC Broadband Data Collection, based on 4 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Starlink Satellite | 280 / 30 |
No cell data coverage reported
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