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    Fredericksburg Land with RV Title is generated by Realmo AI

    106 Ulmus, Fredericksburg, TX 78624

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    Claim this Listing
    For Sale
    $329,000

    LAND - Fredericksburg, TX

    Lot size:
    10.78 Acres
    Added:
    Feb 17, 2026
    Days on Market:
    98
    Last Refresh:
    May 26 at 7:06 am

    Property Features for 106 Ulmus

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RESIDENTIAL
    Standard status
    Active
    Lot size
    10.78 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    We can help!

    Listing Contact
    Gary Bisha
    Gary Bisha

    Listing agent Gary Bisha License #0508227

    Listing office My Castle Realty 10560 NW Freeway, Hosuton, TX

    Listing date Feb 17, 2026

    MLS# 1939625 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

    • Turn‑key ready with a furnished 2004 Gulf Stream Yellowstone 5th wheel trailer (3 slides, queen bed, 2 TVs, recliners, fully outfitted kitchen).
    • Forested Hill Country acreage with multiple building sites and a 1940 ft. elevation providing a breeze.
    • Convenient location: 15 miles to Fredericksburg Main Street, 13 miles to Comfort and I‑10, and 60 miles to San Antonio airport.
    • Property features a wooden entry porch and RV power pole.
    • Partially cleared land with a variety of trees including live oak and walnut.
    • Proximity to Alamo Springs Volunteer Fire Department (0.5 miles) and Old Tunnel State Park.

    Overview

    This 10.783-acre property in Fredericksburg, Texas, offers multiple building sites within a forested Hill Country landscape. The land is in its natural, undeveloped state and features a 1940 ft. elevation that provides a pleasant breeze. The property has been thinned and trimmed of many cedars, and includes live oak, walnut, and other tree varieties. The east property line is already fenced by neighbors. A ready-to-use 36-foot 2004 Gulf Stream Yellowstone trailer with 3 slides is installed on the property, furnished with a queen bed, 2 TVs, 2 matching recliners, and a fully equipped kitchen. A wooden entry porch and RV power pole are also on site. Located in Alamo Springs Ranch, the property is 15 miles from Fredericksburg Main Street and 13 miles south of Comfort and I-10, with the San Antonio airport 60 miles away. Old Tunnel State Park is situated at the entrance of Alamo Springs Ranch, offering seasonal bat viewing. The Alamo Springs Volunteer Fire Department is conveniently located one-half mile away.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Hotel & Motel Travel Agency Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Fredericksburg
    County
    Gillespie
    State
    Texas
    Longitude
    -98.803162
    Latitude
    30.108791

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    FAQs

    What type of property is this?
    Land - Forested Hill Country acreage with RV near Fredericksburg.
    Where is this land located?
    The property is located at 106 Ulmus Fredericksburg, TX.
    What is the asking price?
    The asking price for this property is $329,000.
    What are key features of this property?
    This property features: Turn‑key ready with a furnished 2004 Gulf Stream Yellowstone 5th wheel trailer (3 slides, queen bed, 2 TVs, recliners, fully outfitted kitchen).; Forested Hill Country acreage with multiple building sites and a 1940 ft. elevation providing a breeze.; Convenient location: 15 miles to Fredericksburg Main Street, 13 miles to Comfort and I‑10, and 60 miles to San Antonio airport.
    (713) 683-0054
    We can help!
    Listing Contact
    Gary Bisha
    Gary Bisha
    Real Estate License ID: 0508227
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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.

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