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    Waterfront Residential Homesite with Marina Access Title is generated by Realmo AI

    42 La Buena Vida Dr, Aransas Pass, TX 78336

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    For Sale
    $895,000

    LAND - Aransas Pass, TX

    Lot size:
    0.56 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 7 at 5:06 am

    Property Features for 42 La Buena Vida Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R
    Standard status
    Active
    Lot size
    0.56 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Cierra Borak

    Listing agent Cierra Borak

    Listing office Big Tree Realty LLC 2306 TX-35 BUS, San Antonio, TX

    Listing date Jun 4, 2026

    MLS# 155382 Listing URL

    Copyright © 2026 Rockport Area Association 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

    • Approximately 0.56‑acre gated‑community homesite with 100+ feet of waterfrontage
    • Unobstructed waterfront views of South Bay, Redfish Bay, and the Intracoastal Waterway
    • Between Rockport and Aransas Pass with cable available and public water
    • Septic needed for wastewater service
    • Access to a private neighborhood marina with a dedicated boat slip
    • Included custom home plans for an approximately 3,500‑SF residence

    Overview

    This sale offers a residential waterfront homesite in the gated community of La Buena Vida. The property provides approximately 0.56 acres and more than 100 feet of waterfrontage with views extending across South Bay, Redfish Bay, and the Intracoastal Waterway. Per the listing, the setting also includes no homes across the street, which contributes to privacy. Owners have access to the private neighborhood marina, including a dedicated boat slip, and the lot offers the opportunity to build a private pier for water access. Included with the sale are custom home plans for an approximately 3,500-square-foot residence, intended to help the next owner bypass the design timeline.

    The property is located in Aransas Pass, Texas, and is described as being between Rockport and Aransas Pass. The listing also notes direct access to boating and fishing opportunities associated with the Texas Coast.

    For buyers looking to build a waterfront primary residence or a coastal retreat, this homesite combines substantial water frontage, marina access with a dedicated slip, and included custom plans. With zoning identified as R, the site is positioned for residential development while maintaining the water-oriented build features highlighted in the remarks.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Aransas Pass
    County
    San Patricio
    State
    Texas
    Longitude
    -97.0994599
    Latitude
    27.954015

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    FAQs

    What type of property is this?
    Waterfront Land - Gated waterfront homesite with private marina boat slip and custom home plans included for a fast build.
    Where is this waterfront land located?
    The property is located at 42 La Buena Vida Dr Aransas Pass, TX.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Approximately 0.56‑acre gated‑community homesite with 100+ feet of waterfrontage; Unobstructed waterfront views of South Bay, Redfish Bay, and the Intracoastal Waterway; Between Rockport and Aransas Pass with cable available and public water
    (361) 484-6013
    We can help!
    Listing Contact
    Cierra Borak
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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.

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