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    306 Charles Rd Kerrville, TX 78028

    View on Map
    Sponsored
    For Sale
    $1,375,000

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

    Type:Farm
    Property size:
    2,622 SF
    Lot size:
    11.03 Acres
    Days on Market:
    12
    Last Refresh:
    Mar 22 at 2:06 am

    Property Features for 306 Charles Rd

    General Information

    Property type
    Land
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    R-1
    Exterior features
    Workshop
    Size
    2,622 SF
    Lot size
    11.03 Acres

    Building Details

    Architectural style
    Ranch
    Additional Structures
    Workshop

    We can help!

    Listing Contact
    Becky Wooten

    Cardinal Hill Realty

    Listing agent Becky Wooten

    Listing date Mar 11, 2026

    MLS# 100516 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

    Property Insight Report

    Overview

    Hill Country Entertainer's Dream Home

    This custom-designed residence is situated on 11.03 private acres near Kerrville, offering convenient access to I-10. The property includes a 2622 square foot home with 3 bedrooms and 2.5 bathrooms, plus a 1330 square foot apartment and workshop. The 40x28 great room features soaring ceilings, a gas-log fireplace, walls of windows, and canyon views. The kitchen is equipped with two sinks, dishwashers, ovens, a side-by-side refrigerator/freezer, an ice maker, and a pantry. Indoor-outdoor living is facilitated by deep covered porches, a 12x50 screened dining porch with pass-through to the kitchen, a built-in grill, and an arbor-covered stone patio overlooking a pond. The primary suite includes a sitting area, patio access, dual vanities, a walk-in shower and closet, and heated tile floors. Two guest rooms share a split bath, each with its own vanity. Additional features include a utility/butler's pantry with extra storage, a wine fridge, and a half bath. The home has scored, stained radiant heat concrete floors, powered by a commercial-grade water heater. The adjoining metal building/garage/workshop/RV storage measures 30x40 and is accompanied by two 50-Amp full RV hookups and one 35-amp hookup.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Restaurant Garden Center Cafe & Coffee Shop Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Kerrville
    County
    Kerr
    State
    Texas
    Longitude
    -99.166687603738
    Latitude
    30.146276104493

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    FAQs

    What type of property is this?
    Farm - Custom home on 11 acres near Kerrville with apartment.
    Where is this farm located?
    The property is located at 306 Charles Rd Kerrville, TX.
    What is the asking price?
    The asking price for this property is $1,375,000.
    What are key features of this property?
    This property features: - 11.03 private acres with canyon views, blending luxury and Hill Country serenity, minutes from Kerrville with quick I-10 access.; - Entertainer's dream home with a **40x28 great room featuring soaring ceilings, gas-log fireplace, walls of windows, and a chef's kitchen with dual appliances and expansive workspace.**; - 1330 sq ft apartment adjoining a 30x40 metal building/garage/workshop/RV storage, ideal for guests or multi-generational living.
    (830) 459-6155
    Request Owner's contact information
    306 Charles Rd Kerrville, TX 78028
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    306 Charles Rd
    Kerrville, TX 78028
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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
    306 Charles Rd Kerrville, TX 78028
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    Listing Contact
    Becky Wooten
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