Sign Up Successful!
You now have access to more from Realmo!
    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

    11865 Tract 1 Llano, TX 78643

    Sponsored
    For Sale
    $595,000

    LAND - Llano, TX

    Lot size:
    9.00 Acres
    Days on Market:
    7
    Last Refresh:
    Feb 5 at 12:06 am

    Property Features for 11865 Tract 1

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    51835
    Lot size
    9.00 Acres

    Utilities

    Water source
    Private, Well
    Water front
    1

    We can help!

    Listing Contact
    Charles Armstrong

    Capital Ranch Sales, LLC (830) 387-4076

    Listing agent Charles Armstrong (830) 387-4076 License #0687513

    Listing date Jan 30, 2026

    MLS# 523093 Listing URL

    Copyright © 2026 Central Texas Multiple Listing Service. 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

    Property Insight Report

    Overview

    Llano Riverfront Acreage Available

    This approximately 9-acre tract is located approximately 10 miles west of Llano, 7 miles from Castell, and 47 miles from Fredricksburg. The property features approximately 200 feet of Llano River frontage with access off Ranch Road 152. On clear days, Enchanted Rock is visible in the distance. Situated along a spring-fed section of the Llano River, the property allows for activities such as kayaking, swimming, and fishing. The spring-fed water source ensures the river remains consistently cooler and does not dry up, even during droughts. The land is mostly non-floodplain, providing opportunities to build outside the floodplain with river views. A water well is located on the property, closer to the road. The property includes mature oak groves, native grasses, wildflowers, soaptree yuccas, and granite bedrock. Multiple level build sites are available outside the floodplain. Reasonable restrictions are in place to protect the integrity of the ranch.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Llano
    County
    Llano
    State
    Texas
    Longitude
    -98.84256
    Latitude
    30.715834

    Nearby Similar for Sale

    • $651,750
      59.25 Acres

      Llano Ranch Land with Views

      60-acre Llano ranch with water well, views, and road frontage.
      6304 Rd 110, Llano, TX 78643
      View Details
    • $7,538,400
      558.40 Acres

      Llano Ranch with Creek Frontage

      Texas Hill Country ranch featuring creek frontage and diverse terrain.
      1263 Rd 102, Llano, TX 78643
      View Details
    • $3,700,000
      2,000 SF

      Historic Ranch with Hunting Cabin

      Scenic 125-acre ranch with hunting cabin and spacious home.
      12759 S State Highway 16, Llano, TX 78643
      View Details
    • $1,790,000
      1,476 SF

      Llano Ranch with Turnkey Features

      95+ acre Llano ranch featuring improved pastures, barns, and residences.
      12119 Hwy 29 W, Llano, TX 78643
      View Details
    • $1,175,000
      29.17 Acres

      Llano Ranch with Barndominium

      29.17-acre ranch featuring a barndominium, horse barn, and lush pastures.
      5830 N State Highway 16, Llano, TX 78643
      View Details
    • $3,794,985
      281.11 Acres

      Llano Ranch with Creek Frontage

      281-acre Llano ranch featuring creek frontage and diverse terrain.
      000 Rd 102, Llano, TX 78643
      View Details
    • $439,000
      10.30 Acres

      Llano Ranch Home on Acreage

      Scenic 10+ acre ranch home with equestrian facilities.
      127 -- Offer Ln, Llano, TX 78643
      View Details
    • $4,600,000
      278.00 Acres

      Llano Ranch with High Vista Views

      278-acre Llano ranch featuring diverse wildlife and breathtaking views.
      111 Rd 113, Llano, TX 78643
      View Details
    • $1,010,800
      28.88 Acres

      Rural Land with Creek and Ponds

      28.88 acres of rural land with established utilities and water.
      3736-6 Rd 113, Llano, TX 78643
      View Details
    • $899,900
      65.42 Acres

      Llano County Ranch with Views

      Scenic 65+ acre ranch with creek, well, and electricity.
      000 N County Road 402, Llano, TX 78643
      View Details
    • $799,000
      75.90 Acres

      Llano County Ranch Land

      76-acre ranch with panoramic views, wet weather creek, and water well.
      6540 Rd 409, Llano, TX 78643
      View Details
    • $1,495,000
      2.33 Acres

      Lake View Multifamily Investment

      Multifamily property with lake views and immediate cash flow.
      930 Hwy 261, Llano, TX 78609
      View Details

    FAQs

    What type of property is this?
    Land - 9 acre tract with 200 feet of Llano River frontage.
    Where is this land located?
    The property is located at 11865 Tract 1 Llano, TX.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: - +/- 200 feet of pristine Llano River frontage with easy access.; - Spring-fed section of the Llano River ensures consistent water levels and cooler temperatures, even during droughts.; - Mostly non-floodplain, allowing for building outside the floodplain with river views.
    (512) 997-8855
    Request Owner's contact information
    11865 Tract 1 Llano, TX 78643
    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.
    11865 Tract 1
    Llano, TX 78643
    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
    11865 Tract 1 Llano, TX 78643
    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

    We can help!
    Listing Contact
    Charles Armstrong
    Real Estate License ID: 0687513
    (512) 997-8855
    Learn more
    Google sign-in failed. Please try again or use another login method.