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    5230 County Road 409 Valley Spring, TX 76885

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    Claim this Listing
    For Sale
    $2,495,000

    LAND - TX

    Lot size:
    272.00 Acres
    Added:
    Jul 1, 2025
    Days on Market:
    302
    Last Refresh:
    Apr 28 at 7:06 pm

    Property Features for 5230 County Road 409

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Patio and Porch features
    Deck
    Exterior features
    Deck
    Fencing
    Fenced
    Standard status
    Active
    APN
    66790
    Lot size
    272.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    272+/- acres out of S H NOWLIN ABST #1175 and N F OWENS ABST #1104

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well, Well Needed

    Building Details

    Additional Structures
    Residence

    We can help!

    Listing Contact
    Dave Murray
    Dave Murray

    Listing agent Dave Murray License #0340639

    Listing office Keller Williams Realty - SW 1801 S Mopac Expy Ste 100 M.E. Cook, TX

    Listing date Jul 1, 2025

    MLS# 585180 Listing URL

    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.

    Overview

    Unique 272-Acre Ranch in Llano

    Mountain View Ranch presents a unique opportunity with its 272 acres, situated 15 minutes west of Llano, one hour from Fredericksburg, and 50 minutes from Horseshoe Bay. The property benefits from 2,780 feet of county road frontage and paved access via Valley Springs Rd. The terrain features gentle slopes and scenic views complemented by Live Oaks, Post Oaks, and mesquite trees, along with granite outcroppings, a stock pond, and seasonal tanks. Crushed granite gravel roads have been recently added to improve access throughout the ranch. The landscape includes scenic draws and cleared native underbrush, creating pastures and rangeland suitable for both wildlife and cattle. Llano's reputation as the Deer Hunting Capital of Texas enhances the ranch's appeal for hunting in the Texas Hill Country. Common wildlife includes Whitetail Deer, Rio-Grande Turkey, Wild Boar, Bobcat, Red & Grey Fox, Ring-Tailed Cat, Raccoons, Armadillo, and Red-Tailed Hawk. A significant portion of the ranch remains untouched, offering the new owner the opportunity to develop the property according to their vision.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Valley Spring
    County
    Llano
    State
    Texas
    Longitude
    -98.90298
    Latitude
    30.811692

    Nearby Similar for Sale

    • $2,495,000

      Unique Ranch Opportunity in Texas

      Remarkable 272-acre ranch with scenic views and abundant wildlife.
      5230 County Road 409, Valley Spring, TX 76885
      View Details
    • $2,495,000

      272 Acres Willow Creek Ranch

      272 acre ranch near Llano, Fredericksburg, and Horseshoe Bay.
      5230 -- County Rd 409, Valley Springs, TX 76885
      View Details

    FAQs

    What type of property is this?
    Ranch - Remarkable ranch with stunning views, convenient location, and diverse wildlife.
    Where is this ranch located?
    The property is located at 5230 County Road 409 Valley Spring, TX.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: Large 272 acre ranch in the Texas Hill Country, offering privacy.; Conveniently located near Llano, Fredericksburg, and Horseshoe Bay with paved road access.; Abundant wildlife, including Whitetail Deer, ideal for hunting enthusiasts.
    (512) 695-2176
    We can help!
    Listing Contact
    Dave Murray
    Dave Murray
    Real Estate License ID: 0340639
    Learn More
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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
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