Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1 -- Little Willow Creek Road Mason, TX 76856

    View on Map
    Claim this Listing
    For Sale
    $179,000

    Ranch Land,Vacant Land, Acreage, Farm & Ranch - Mason, TX

    Type:Farm
    Lot size:
    10.10 Acres
    Added:
    Aug 6, 2025
    Days on Market:
    259
    Last Refresh:
    Apr 21 at 6:06 am

    Property Features for 1 -- Little Willow Creek Road

    General Information

    Property type
    Land
    Property subtype
    Farm
    Zoning
    None
    Exterior features
    None
    Standard status
    Active
    Lot size
    10.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    100

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Randy Kruse

    Listing agent Randy Kruse

    Listing office Kruse Ranches & Homes PO Box 147, Mason, TX

    Listing date Aug 6, 2025

    MLS# 98016 Listing URL

    Copyright © 2026 Central Hill Country Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Land with Panoramic Views

    This 10.1-acre property is located 6 miles from Mason, TX, and offers 360-degree views. The land benefits from a newly completed access road and electrical service is available on the property. Situated within the Hickory Underground Aquifer, the property has no restrictions. Wildlife is abundant in the area, including whitetail deer, turkey, dove, and quail. The property offers hilltop views, privacy, and abundant wildlife near the town of Mason. It is located at the end of the road and accessed from a county road at the bottom of the hill. The property will be fenced on 3 sides, and a survey has been completed.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mason
    County
    Mason
    State
    Texas
    Longitude
    -99.1710648
    Latitude
    30.8066983

    Nearby Similar for Sale

    • $389,000

      Mason Commercial Property with Income

      Commercial property with income potential and multiple structures in Mason.
      1211 -- Fort McKavitt, Mason, TX 76856
      View Details
    • $400,000

      Established Mechanic Shop in Mason

      Turnkey mechanic shop with equipment in Mason, Texas.
      1208 -- Koocksville Road, Mason, TX 76856
      View Details
    • $369,900
      4,384 SF

      C-2 Zoned Income Property

      Mixed-use property with income potential on 1.45 acres.
      717 E Rainey St, Mason, TX 76856
      View Details
    • $220,000

      Historic Mason Commercial Opportunity

      Historic property with commercial building, great potential for various businesses.
      611 -- Fort McKavitt, Mason, TX 76856
      View Details
    • $125,000

      Downtown Mason Commercial Opportunity

      Commercial property in the heart of downtown Mason, Texas.
      112 -- Broad St, Mason, TX 76856
      View Details
    • $125,000
      450 SF

      Downtown Mason Commercial Opportunity

      Commercial property in the heart of downtown Mason, Texas.
      112 Broad, Mason, TX 76856-9999
      View Details
    • $350,000

      Restored Building on Mason Square

      Restored 1910 building on the historical Mason Square.
      126 -- Fort McKavitt, Mason, TX 76856
      View Details
    • $495,000

      Mason, TX Ranch Land

      49.998 acres of ranch land with cabin and improvements.
      0 -- Starks Rd, Mason, TX 76856
      View Details
    • $498,500

      Mason County Hill Country Property

      35-acre property with home, water well, and abundant wildlife.
      917 -- Bear Springs Rd, Mason, TX 76856
      View Details
    • $799,000

      Productive Farmland with Abundant Groundwater

      34-acre property with fertile soil and strong water resources.
      2303 -- Streeter Lane, Mason, TX 76856
      View Details
    • $5,000,000

      541 Acres Ranch with Blue Mountain Views

      Turn-key ranch property with home, pool, and creek.
      19316 -- Ranch Rd 1871, Mason, TX 76856
      View Details
    • $1,325,000

      Turn-Key Ranch Retreat Near Mason

      Hill Country ranch with panoramic views and extensive improvements.
      8312 E State Hwy 29, Mason, TX 76856
      View Details

    FAQs

    What type of property is this?
    Ranch - 10.1 acre property near Mason, TX with abundant wildlife.
    Where is this ranch located?
    The property is located at 1 -- Little Willow Creek Road Mason, TX.
    What is the asking price?
    The asking price for this property is $179,000.
    What are key features of this property?
    This property features: Enjoy **360‑degree views for miles** from this unique property.; Located in the Hickory Underground Aquifer.; New access road recently completed.
    (325) 347-2520
    We can help!
    Listing Contact
    Randy Kruse
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

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

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!