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    101 -- Rolling Hl Rd Blanco, TX 78606

    Sponsored
    For Sale
    $3,399,000

    Commercial Sale - Blanco, TX

    Lot size:
    15.00 Acres
    Days on Market:
    47
    Last Refresh:
    Jan 20 at 12:06 am

    Property Features for 101 -- Rolling Hl Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    None
    Parking features
    None
    Interior features
    Other-see Remarks
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    15.00 Acres

    Utilities

    Heating system
    Other (Heating)

    Building Details

    Building materials
    Other
    Roof type
    Other
    Architectural style
    Other

    We can help!

    Listing Contact
    Rodney Topper
    Rodney Topper

    Topper Real Estate (830) 833-5511

    Listing agent Rodney Topper (830) 868-4663

    Listing date Dec 5, 2025

    MLS# 98213 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.

    Learn more

    Overview

    Blanco Estate: Commercial Potential

    This 15-acre estate offers both luxury living and commercial potential. The property features a 3-acre lake, two homes, and multiple guest dwellings. The primary residence, built in 2017, offers 2,500 sq ft of modern living space, including two master suites, two full baths, and one half bath, with high-end finishes and geo-thermal air conditioning. The outdoor area includes an infinity pool, hot tub, and seating areas overlooking the lake. The guest log home has 3 bedrooms and 2 bathrooms, featuring an open-concept kitchen and shaded outdoor living spaces with lake views. Additionally, there are two guest cabins, each approximately 350 sq ft, equipped with a kitchen, bathroom, and bedroom. The property includes a large metal building with 4 offices, a lobby area, a full gym, and multiple storage/shop areas. This setup is suited for wedding venue operations, short-term rentals, corporate retreats, wellness studios, or other income-producing businesses. The grounds are fully fenced and maintained, with irrigated areas around the main homes. The property has a water well and multiple rainwater collection systems. The lake includes an aeration system and fountain. There are multiple entrances off Rolling Hills Road, with 750 ft of Hwy 281 frontage and 900 ft of Rolling Hills Rd frontage. Located one hour from Austin or San Antonio.
    Location Intelligence

    Current Use by Public Records

    Hotels

    Map

    City
    Blanco
    County
    Blanco
    State
    Texas
    Longitude
    -98.400772046033
    Latitude
    30.136144392103

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    FAQs

    What type of property is this?
    Hotel - 15-acre estate with homes, lake, and commercial amenities.
    Where is this hotel located?
    The property is located at 101 -- Rolling Hl Rd Blanco, TX.
    What is the asking price?
    The asking price for this property is $3,399,000.
    What are key features of this property?
    This property features: - 15-acre estate featuring a 3-acre lake and two homes, offering luxury living and commercial potential.; - Commercial-ready with a large metal building including offices, gym, and storage, ideal for income-producing businesses.; - Primary residence boasts 2,500 sq ft of modern living with **two master suites** and **high-end finishes**.
    (830) 385-9658
    Request Owner's contact information
    101 -- Rolling Hl Rd Blanco, TX 78606
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    Blanco, TX 78606
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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.

    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
    101 -- Rolling Hl Rd Blanco, TX 78606
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    We can help!
    Listing Contact
    Rodney Topper
    Rodney Topper
    Real Estate License ID: 0643265
    (830) 385-9658
    Learn more
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