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    272 Rocky Rd Hye, TX 78635

    Sponsored
    For Sale
    $4,375,000

    COMMERCIAL - Hye, TX

    Property size:
    7,058 SF
    Lot size:
    28.60 Acres
    Days on Market:
    31
    Last Refresh:
    Jan 22 at 9:06 pm

    Property Features for 272 Rocky Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security
    Vegetation
    Wooded
    APN
    R22461
    Parking features
    Oversize, Garage, RV, Carport
    Interior features
    Storage
    Exterior features
    Storage
    Size
    7,058 SF
    Lot size
    28.60 Acres

    Utilities

    Sewer type
    Aerobic Septic
    Heating system
    Propane (Heating), Electric (Heating)
    Cooling system
    Electric
    Water source
    Private, Well

    Building Details

    Year built
    2021
    Floors in Building
    2
    Flooring type
    Concrete
    Building materials
    Block, Glass, Masonry, MetalFrame, MetalSiding, Concrete, Steel
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Heath Griffing
    Heath Griffing

    2TX Realty (512) 931-9223

    Listing agent Heath Griffing (512) 931-9223 License #0614058

    Listing date Dec 23, 2025

    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

    Texas Wine Country Hospitality Opportunity

    Located in the heart of Texas wine country, this 28.6-acre property offers a unique opportunity for various ventures. The property features a 2,100 square foot wine tasting facility with expansive 15x60 porches, two restrooms, an outdoor shower, a large open kitchen space with a three-compartment sink and a hand-washing sink, and a large granite bar. There are also four RV or food truck hookups, including three full hookups connected to electric, water, and sewer. Two wells are located on the property, one near the tasting room and one near the greenhouse. The site includes a 4,800 square foot industrial-size greenhouse with a 2,700 square foot skylight, equipped with technology to regulate temperature, humidity, and light. Additionally, there is an 1,800 square foot warehouse or office space building fenced off on four acres, with 3-phase power and a 400 amp installation. The property has multiple access points for commercial or residential use. It is located close to wineries, vineyards, Lake Johnson City, Pedernales River nature park, hiking trails, and small towns. The location is suitable for an Airbnb or boutique hotel. Seller financing is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    TX Wine Merchants Wine Club MX Wine Wine Cellar

    Suggested Use

    Auto Repair Shop Hotel & Motel Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Hye
    County
    Blanco
    State
    Texas
    Longitude
    -98.530441
    Latitude
    30.219994

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    FAQs

    What type of property is this?
    Hotel - Versatile property in Hye, TX, ideal for Airbnb or boutique hotel.
    Where is this hotel located?
    The property is located at 272 Rocky Rd Hye, TX.
    What is the asking price?
    The asking price for this property is $4,375,000.
    What are key features of this property?
    This property features: - Seller financing available, offering an accessible investment opportunity.; - **2100 sq ft wine tasting facilities** with large porches, granite bar, open kitchen, and restrooms.; - **4800 sq ft industrial greenhouse** with advanced climate control and 2700 sq ft skylight.
    (254) 624-0007
    Request Owner's contact information
    272 Rocky Rd Hye, TX 78635
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    Hye, TX 78635
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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.

    More about this property
    272 Rocky Rd Hye, TX 78635
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    We can help!
    Listing Contact
    Heath Griffing
    Heath Griffing
    Real Estate License ID: 0614058
    (254) 624-0007
    Learn more
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