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    • Brokers

    Deborah Carrington, Spicewood, TX

    License ID: 0435564
    Years of Experience
    28
    Association
    Highland Lakes Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (512) 785-9314
    Office Address:
    P.O. Box 128, Spicewood, TX

    Property Types

    • Commercial Sale
    • Farm
    • Land

    Performance

    Listings
    11
    Total transactions
    45
    Total transactions amount
    $11M
    Price range
    $50k - 2.2M
    Average price
    $244k

    Listings

    For Sale (11)

    View map
    • $255,000
      1.51 Acres

      Spicewood Land Overlooking Lick Creek

      Unique 1.51-acre lot with canyon views and creek access.
      4207 3 Crk Trl, Spicewood, TX 78669
      View Details
    • $1,800,000
      45.66 Acres

      Unrestricted Spicewood Acreage with Historic Home

      45+ unrestricted acres with a historic home in Spicewood.
      7866 County Road 404, Spicewood, TX 78669
      View Details
    • $1,800,000
      45.66 Acres

      Unrestricted Spicewood Acreage with Historic Home

      Unrestricted 45+ acres with a historic home and fertile soil.
      7866 County Rd. 404 Rd, Spicewood, TX 78669
      View Details
    • $125,000
      0.47 Acres

      Lake Travis Waterfront Community Lot

      Large lot near Lake Travis with community amenities.
      36 Lakeside Dr, Spicewood, TX 78669
      View Details
    • $76,000
      0.26 Acres

      Lake Travis Waterfront Community Lot

      Lake Travis waterfront lot with community amenities and lake access.
      35 Lakeside Dr, Spicewood, TX 78669
      View Details
    • $55,000
      0.26 Acres

      Residential Lot Near Lake Travis

      Cleared lot near Lake Travis with community amenities.
      155 Wanta-Hide-Away Way, Spicewood, TX 78669
      View Details
    • $650,000
      2.10 Acres

      Spicewood Industrial Property For Sale

      2.1 acre unrestricted industrial property with shop and office.
      320 Red Bluff Rd, Spicewood, TX 78669
      View Details
    • $55,000
      0.12 Acres

      Waterfront Community Treed Lot

      Treed lot in Lake Travis waterfront community with amenities.
      423 Indian Summer, Spicewood, TX 78669
      View Details
    • $120,000
      0.42 Acres

      Residential Lot in Gated Community

      Residential lot in gated community with lake access and amenities.
      80 Wesley Ridge Dr, Spicewood, TX 78669
      View Details
    • $49,000
      0.18 Acres

      Spicewood Buildable Lot Near Lake

      0.18 acre lot near Lake Travis with community amenities.
      204 Crest Dr, Spicewood, TX 78669
      View Details
    • $210,000
      3.00 Acres

      Marble Falls Building Lot

      3-acre building lot with utilities available in Marble Falls, TX.
      321 Cedar Mtn Dr, Marble Falls, TX 78669
      View Details

    Leases and Sales on Map

    • For Sale

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    Deborah Carrington, Spicewood, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Deborah Carrington, Spicewood, TX
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