Add Listing
    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

    1613 County Road 440 De Leon, TX 76444

    View on Map
    Sponsored
    For Sale
    $1,192,500

    Ranch - De Leon, TX

    Type:Ranch
    Lot size:
    21.67 Acres
    Days on Market:
    7
    Last Refresh:
    Mar 8 at 6:06 am

    Property Features for 1613 County Road 440

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    000000079133
    Lot size
    21.67 Acres

    Building Details

    Year built
    2023
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Michael Hershenberg
    Michael Hershenberg

    Real Broker LLC (214) 202-7615

    Listing agent Michael Hershenberg (855) 450-0442 License #0668097

    Listing date Mar 2, 2026

    MLS# 20925085 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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

    Turnkey Glamping Retreat and Venue

    This 21.67-acre property is a turnkey glamping retreat and event venue. The income-producing property has demonstrated earning potential, generating $24,087 in 2024 with minimal marketing. It includes infrastructure, branding, digital assets, and guest-ready accommodations. There are three equipped casitas that sleep 4 to 6, each with AC and private decks, three A-frame cabins, and six bell tents that sleep 2 to 8 with memory foam beds. A pop-up tent area can host up to 40 additional guests. Communal amenities include restrooms, patios, fire pits, and flagstone pathways. Experiential highlights feature a natural swimming pond with beach entry and lighting, a separate fishing pond with kayak and rope swing, and a performance stage for live events. Recreational areas offer volleyball, cornhole, and horseshoes. The property also includes wooded trails, 20+ wildflower varieties, and Freddy’s Melon Patch known for award-winning melons and U-pick or farm-to-table potential. Located just 40 minutes from the brand-new Palo Pinto Mountains State Park, the property is positioned to capitalize on the experiential travel market. The ranch is located in De Leon, TX.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Big Box & Wholesale Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    De Leon
    County
    Comanche
    State
    Texas
    Longitude
    -98.439181
    Latitude
    32.072637

    Nearby Similar for Sale

    • $110,000
      3,750 SF

      De Leon Warehouse with Office

      Warehouse with office space and paint booth in De Leon.
      500 S Texas St, De Leon, TX 76444
      View Details
    • $100,000
      0.05 Acres

      De Leon Retail/Office Opportunity

      1520 sq ft retail/office space in De Leon, TX
      141 N Texas St, De Leon, TX 76444
      View Details
    • $120,000
      0.40 Acres

      Sanctuary with Fellowship Hall

      Sanctuary and fellowship hall in De Leon, Texas.
      532 N Travis St, De Leon, TX 76444
      View Details
    • $355,000
      0.05 Acres

      Established Floral & Gift Business

      Thriving floral and gift business with retail space in De Leon.
      133 N Texas St, De Leon, TX 76444
      View Details
    • $255,000
      0.05 Acres

      Turn-Key Floral and Gift Shop

      Established floral and gift shop in historic downtown De Leon.
      133 N Texas Prices St, De Leon, TX 76444
      View Details
    • $449,000
      0.84 Acres

      De Leon Retail/Office Investment

      9,100 SF building on 0.841 acres in De Leon, TX.
      800 N Texas St, De Leon, TX 76444
      View Details
    • $452,815
      40.25 Acres

      Productive Hay Ranch in De Leon

      40-acre hay producing ranch with established Coastal Bermuda grass.
      Tbd County Rd 482, De Leon, TX 76444
      View Details
    • $65,000
      0.12 Acres

      Established Event Venue in De Leon

      Established outdoor event venue perfect for various events and gatherings.
      124 W Gonzales Ave, De Leon, TX 76444
      View Details
    • $550,000
      9,276 SF

      Versatile Commercial Property with Restaurant

      Restaurant, bar, office, and land with high visibility.
      901 E Navarro Ave, De Leon, TX 76444
      View Details
    • $2,100,000
      2,185 SF

      Live Water Ranch in Comanche

      217-acre ranch featuring creek frontage, tanks, and improvements.
      5300 Highway 2247, De Leon, TX 76444
      View Details
    • $1,804,880
      164.08 Acres

      Irrigated Pecan Orchard with Lakes

      164.08 acres with pecan orchard, lakes, and equipment building.
      164.08 Acres Tbd Hwy 2318, De Leon, TX 76444
      View Details
    • $225,000
      0.05 Acres

      Downtown De Leon Mixed-Use Property

      Versatile commercial property with residential unit in downtown De Leon.
      140 S Texas St, De Leon, TX 76444
      View Details

    FAQs

    What type of property is this?
    Campground - 21.67-acre glamping retreat and event venue near Palo Pinto.
    Where is this campground located?
    The property is located at 1613 County Road 440 De Leon, TX.
    What is the asking price?
    The asking price for this property is $1,192,500.
    What are key features of this property?
    This property features: - Income-producing glamping retreat and event venue with proven earning potential.; - Located near the new Palo Pinto Mountains State Park, a major tourism driver.; - Turnkey operation includes all infrastructure, branding, digital assets, and guest-ready accommodations.
    (855) 450-0442
    Request Owner's contact information
    1613 County Road 440 De Leon, TX 76444
    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.
    1613 County Road 440
    De Leon, TX 76444
    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
    1613 County Road 440 De Leon, TX 76444
    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
    Michael Hershenberg
    Michael Hershenberg
    Real Estate License ID: 0668097
    (855) 450-0442 (817) 657-2470 (817) 329-8850
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!