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

    1422-8 Rd 2766 Johnson City, TX 78636

    Sponsored
    For Sale
    $369,000

    Acreage, Farm & Ranch - Rural Subdivision,Single Family Residential

    Type:Farm
    Lot size:
    10.01 Acres
    Days on Market:
    10
    Last Refresh:
    Feb 13 at 6:06 am

    Property Features for 1422-8 Rd 2766

    General Information

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

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Rodney Topper
    Rodney Topper

    Topper Real Estate (830) 833-5511

    Listing agent Rodney Topper (830) 868-4663

    Listing date Feb 4, 2026

    MLS# 101642 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

    10 Acres in Blanco County

    This 10.01-acre raw tract in Blanco County offers flexibility for building, ranching, or investment. The ag-exempt property is located two miles from downtown Johnson City. Underground electricity is in place, and paved road frontage provides access while maintaining a rural atmosphere. The land features Hill Country views and mature oak trees. The property has been recently cleaned up and includes a water well. The location is approximately an hour from Austin and San Antonio, and about 30 minutes to Dripping Springs, Marble Falls, and Fredericksburg. This property offers privacy, space, and versatility.
    Location Intelligence

    Current Use by Public Records

    Agricultural land

    Map

    City
    Johnson City
    County
    Blanco
    State
    Texas
    Longitude
    -98.371376322199
    Latitude
    30.266339965693

    Nearby Similar for Sale

    • $5,995,000
      113.96 Acres

      Highway Frontage Ranch with Development Potential

      113.96-acre ranch with highway frontage, development potential, and natural water features.
      10940 W Us Highway 290, Johnson City, TX 78635
      View Details
    • $1,800,000
      26.00 Acres

      Hye, Texas Wine Corridor Land

      26 acres in the heart of Texas wine country.
      7994 W Us Highway 290, Johnson City, TX 78636
      View Details
    • $625,000
      0.80 Acres

      Versatile Commercial Property Near Downtown

      2,736 sq ft property with expansion potential near downtown.
      404 N Nugent St, Johnson City, TX 78636
      View Details
    • $2,300,000
      1,800 SF

      Established Upscale Bar For Sale

      Turnkey bar with high visibility and expansion potential.
      105 N Us Highway 281, Johnson City, TX 78636
      View Details
    • $1,835,000
      60.00 Acres

      Unrestricted Ranch in Texas Hill Country

      60-acre ranch with main house, barn, apartment, and pond.
      11755 Rd 1323, Johnson City, TX 78636
      View Details
    • $3,695,000
      134.48 Acres

      Texas Hill Country Equestrian Ranch

      134-acre ranch with equestrian amenities and development potential.
      3431 -- Klett Rnch Rd, Johnson City, TX 78636
      View Details
    • $999,000
      10.00 Acres

      Johnson City Acreage Retreat

      10-acre property with main house, guest house, and equestrian facilities.
      2631 N Us Highway 281, Johnson City, TX 78636
      View Details
    • $1,425,000
      1,547 SF

      Highway 290 Commercial Opportunity

      14.55 acres on the 290 Wine Trail near Johnson City.
      214 -- Edmonds Ave, Johnson City, TX 78606
      View Details
    • $2,300,000
      1,800 SF

      Established Upscale Bar For Sale

      Turnkey bar business with expansion potential in thriving small town.
      105 N Us Highway 281, Johnson City, TX 78636
      View Details
    • $1,192,400
      54.20 Acres

      Texas Hill Country Ranch Land

      54-acre ranch in the Texas Hill Country near wineries.
      535 Becker Rd, Johnson City, TX 78636
      View Details
    • $339,000
      10.00 Acres

      10 Acres Near Johnson City

      10 acres with oaks and views near Johnson City, TX.
      2560 -- Towhead Vly Rd, Johnson City, TX 78636
      View Details
    • $299,000
      10.09 Acres

      Johnson City Acreage with Mature Oaks

      10+/- acre ag-exempt property near Johnson City, TX.
      Tbd -- Towhead Vly Rd, Johnson City, TX 78636
      View Details

    FAQs

    What type of property is this?
    Agricultural land - Raw land with Hill Country views near Johnson City.
    Where is this agricultural land located?
    The property is located at 1422-8 Rd 2766 Johnson City, TX.
    What is the asking price?
    The asking price for this property is $369,000.
    What are key features of this property?
    This property features: - 10 acre ag-exempt property offers flexibility for building, ranching, or investment.; - Located just two miles from downtown Johnson City and approximately one hour from Austin and San Antonio.; - Water well and underground electricity are already in place.
    (830) 385-9658
    Request Owner's contact information
    1422-8 Rd 2766 Johnson City, TX 78636
    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.
    1422-8 Rd 2766
    Johnson City, TX 78636
    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
    1422-8 Rd 2766 Johnson City, TX 78636
    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
    Rodney Topper
    Rodney Topper
    Real Estate License ID: 0643265
    (830) 385-9658 (830) 868-4663 (830) 833-5511
    Learn more
    Google sign-in failed. Please try again or use another login method.