Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    22.21 Acres in Blanco, TX Title is generated by Realmo AI

    Tract 23 Ranch Rd 1623 lot 23, Blanco, TX 78671

    View on Map
    Claim this Listing
    For Sale
    $775,000

    LAND - Blanco, TX

    Lot size:
    22.21 Acres
    Added:
    Jul 21, 2023
    Days on Market:
    1044
    Last Refresh:
    May 29 at 5:06 pm

    Property Features for Tract 23 Ranch Rd 1623 lot 23

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    22.21 Acres

    Taxes and HOA fees

    Tax Annual Amount
    30

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Rodney Topper
    Rodney Topper

    Listing agent Rodney Topper License #0643265

    Listing office Topper Real Estate P. O. Box 515, Blanco, TX

    Listing date Jul 21, 2023

    MLS# 88890 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.

    HighLights

    • 22.21 Acres with Big Views and Big Trees
    • Phenomenal Build‑Site with Direct Access off Ranch Road 1623
    • Located in The Divide, a Ranch‑Style Community
    • Minutes from Johnson City, Blanco, and Fredericksburg
    • Ag Exempt Property
    • Less Than an Hour to Austin and San Antonio

    Overview

    This 22.21-acre property is located in The Divide, a ranch-style community in Albert, Texas, and offers views and trees. The property is situated minutes from Johnson City, Blanco, and Fredericksburg, with direct access off Ranch Road 1623. It features a potential build site and is currently Ag exempt. The location is less than an hour from both Austin and San Antonio, offering a secluded piece of the Hill Country.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Blanco
    County
    Blanco
    State
    Texas
    Longitude
    -98.450461
    Latitude
    30.102952

    Nearby Similar for Sale

    • $675,000
      1,830 SF

      Prime Commercial Property in Blanco

      High-visibility commercial property with versatile potential in Blanco, Texas.
      807 Main St, Blanco, TX 78606
      View Details
    • $799,000
      1,013 SF

      Blanco, TX Commercial Opportunity

      Nearly 1-acre property with commercial or residential potential near downtown.
      625 Ranch Rd 165, Blanco, TX 78606
      View Details
    • $999,999

      Turnkey Hill Country Investment Opportunity

      3.95 acre property with six furnished tiny homes.
      1156 Narrows Rd, Blanco, TX 78606
      View Details
    • $399,000

      Prime Commercial Land in Blanco

      High-visibility commercial land in Blanco's downtown shopping district.
      608 4th Street, Blanco, TX 78606
      View Details
    • $595,000

      Unrestricted Land in Blanco, Texas

      9.73 acres with well, electricity, and highway frontage.
      184 peyton colony, Blanco, TX 78606
      View Details
    • $675,000
      1,830 SF

      Prime Commercial Location in Blanco

      Commercial property with high visibility near downtown Blanco, Texas.
      807 Main St, Blanco, TX 78606
      View Details
    • $1,300,000
      4,400 SF

      Blanco Commercial Tract For Sale

      7.763-acre commercial tract with highway frontage in Blanco, Texas.
      1698 S US 281 Highway, Blanco, TX 78606
      View Details
    • $1,195,000

      Blanco Riverfront Land For Sale

      20.5 acres with Blanco River frontage in the Texas Hill Country.
      440 Chimney Valley Road lot: 11, Blanco, TX 78606
      View Details
    • $350,000
      1,024 SF

      Blanco Commercial Property For Sale

      Commercial building near town and state park, ideal for business.
      11 Main St, Blanco, TX 78606
      View Details
    • $64,900
      6,534 SF

      Ready-to-Build Lot in Blanco, TX

      Construction-ready lot in downtown Blanco with utilities in place.
      12th Street lot: 1, Blanco, TX 78606
      View Details
    • $61,000
      6,534 SF

      Ready-to-Build Lot in Blanco, TX

      Cleared lot in downtown Blanco with utilities in place.
      11th Street lot: 6, Blanco, TX 78606
      View Details
    • $69,500
      6,534 SF

      Ready-to-Build Lot in Blanco, TX

      Cleared lot in downtown Blanco ready for construction.
      11th Street lot: 10, Blanco, TX 78606
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 22.21 acres with views and trees near Johnson City.
    Where is this agricultural land / farmland located?
    The property is located at Tract 23 Ranch Rd 1623 lot 23 Blanco, TX.
    What is the asking price?
    The asking price for this property is $775,000.
    What are key features of this property?
    This property features: 22.21 Acres with **Big Views and Big Trees**; **Phenomenal Build‑Site** with Direct Access off Ranch Road 1623; Located in The Divide, a Ranch‑Style Community
    (830) 385-9658
    We can help!
    Listing Contact
    Rodney Topper
    Rodney Topper
    Real Estate License ID: 0643265
    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
    Tract 23 Ranch Rd 1623 lot: 23, Blanco, TX 78671
    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!