Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Bulverde Land in Monteola Title is generated by Realmo AI

    1046 Monteola, Bulverde, TX 78163

    View on Map
    Claim this Listing
    For Sale
    $450,000

    LAND - Bulverde, TX

    Property size:
    229,126 SF
    Lot size:
    5.26 Acres
    Price / SF:
    $1.96/SF
    Added:
    Apr 10, 2026
    Days on Market:
    38
    Last Refresh:
    May 17 at 12:06 am

    Property Features for 1046 Monteola

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RESIDENTIAL
    Standard status
    Active
    Size
    229,126 SF
    Lot size
    5.26 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4512

    We can help!

    Listing Contact
    Charline Kiser

    Listing agent Charline Kiser

    Listing office Vortex Realty 2241 NW Military Hwy Ste 302, San Antonio, TX

    Listing date Apr 10, 2026

    MLS# 1938628 Listing URL

    Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare 5.26‑acre level lot in the prestigious Monteola neighborhood.
    • Excellent build site with direct street entrance on all 4 sides.
    • Highly rated school district.
    • Located in Bulverde, offering fine dining, wine vineyards, and a blend of ranch and modern lifestyles.
    • Easy commute to San Antonio Airport and Downtown via Hwy 281.
    • Proximity to Medical Center, LaCantera, Fiesta Texas, The Forum, New Braunfels, San Marcos Outlets, Blanco, and Austin.

    Overview

    This 5.26-acre lot is located in the Monteola neighborhood of Bulverde, Texas. The property is a level acreage with direct street entrance on all four sides, making it an excellent build site. The area is known for its highly rated schools. The neighborhood features vintage decorative natural stone landscaped architectural streets and lot address markers, sidewalks, and bike/running trails. Bulverde offers fine dining and wine vineyards. The location provides convenient access to both the tranquility of the Texas Hill Country and the amenities of San Antonio. It is situated north of Loop 1604, off the expanded lanes of Hwy 281, offering an easy commute. The Medical Center, LaCantera, and Fiesta Texas are a 30-minute commute to the west. The Forum and New Braunfels are a short drive to the east, with the San Marcos Outlet and Austin a bit further. Blanco is a short drive to the north.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Building Supply Spa & Massage Center Big Box & Wholesale Store Gym & Fitness Center Storage Facility Garden Center Discount Store Car Rental Facility (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Bulverde
    County
    Comal
    State
    Texas
    Longitude
    -98.5046562
    Latitude
    29.7669116

    Nearby Similar for Sale

    • $305,000

      Bulverde Land with Commercial Potential

      2.08 acre property with residential and commercial zoning.
      5865 Fm 1863, Bulverde, TX 78163
      View Details
    • $315,000

      Belle Oaks Ranch Homesite

      2.02-acre homesite in Bulverde's Belle Oaks Ranch community.
      34617 Ansley Ridge, Bulverde, TX 78163
      View Details
    • $439,000
      218,235 SF

      Bulverde Acreage Homesite Opportunity

      5-acre homesite in gated community with private well.
      1040 Monteola, Bulverde, TX 78163-1616
      View Details
    • $360,000

      5-Acre Homesite in Centennial Ridge

      Exceptional land in the Texas Hill Country's Centennial Ridge.
      776 Roessler Way, Bulverde, TX 78163
      View Details
    • $365,000

      Bulverde, TX 5-Acre Homesite

      Premier acreage homesite with Hill Country views in Centennial Ridge.
      1000 Earle Oak, Bulverde, TX 78163
      View Details
    • $129,900
      43,900 SF

      Hill Country Lot with Oaks

      Prime lot in Bulverde, TX with mature oak trees.
      913 annabelle, Bulverde, TX 78163
      View Details
    • $120,000

      Bulverde, TX Half-Acre Lot

      Half-acre lot in Bulverde near shopping, schools, and restaurants.
      1049 Grassland, Bulverde, TX 78163
      View Details
    • $160,000

      Belle Oaks Ranch Homesite

      Build your dream home in Belle Oaks Ranch.
      34780 High Gate Rd, Bulverde, TX 78163
      View Details
    • $185,000

      Residential Lot in Gated Community

      Level, build-ready lot with amenities in Bulverde, Texas.
      696 ANNABELLE AVE, Bulverde, TX 78163
      View Details
    • $130,000

      Residential Land in Belle Oaks

      1+ acre homesite in gated community with resort-style amenities.
      34628 Ansley Ridge, Bulverde, TX 78163
      View Details
    • $250,000

      Land with Hill Country Views

      1.44 acre lot in gated community with mature oaks.
      682 Butler Oaks, Bulverde, TX 78163
      View Details
    • $200,000

      Residential Lot in Gated Community

      1.01-acre lot in Belle Oaks, Bulverde, Texas.
      976 Scarlett Ridge, Bulverde, TX 78163
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 5.26 acre lot in prestigious Monteola neighborhood.
    Where is this residential land & home lot located?
    The property is located at 1046 Monteola Bulverde, TX.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Rare 5.26‑acre level lot in the prestigious Monteola neighborhood.; Excellent build site with direct street entrance on all 4 sides.; Highly rated school district.
    (210) 867-7700
    We can help!
    Listing Contact
    Charline Kiser
    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

    Thank You for Inquiry
    1046 Monteola, Bulverde, TX 78163
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!