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    The Largest CRE Database in the US with Over 1 Million Listings

    5230 County Road 409 Valley Spring, TX 76885

    Sponsored
    For Sale
    $2,750,000

    Farm Land,Single Family Residential, Acreage, Farm & Ranch - Valley Springs, TX

    Type:Farm
    Lot size:
    272.00 Acres
    Days on Market:
    4
    Last Refresh:
    Feb 8 at 2:06 am

    Property Features for 5230 County Road 409

    General Information

    Property type
    Land
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    None
    Exterior features
    House, Other-see Remarks
    Lot size
    272.00 Acres

    Building Details

    Architectural style
    Ranch
    Additional Structures
    See Remarks

    We can help!

    Listing Contact
    David Murray

    Keller Williams Realty - Austin (512) 448-4111

    Listing agent David Murray (512) 448-4111

    Listing date Feb 5, 2026

    MLS# 97980 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

    272 Acres Willow Creek Ranch

    Willow Creek Ranch presents a unique opportunity with its 272 acres. The ranch is located 15 minutes west of Llano, one hour from Fredericksburg, and 50 minutes from Horseshoe Bay. It features 2,780 feet of county road frontage and paved access directly to the ranch via Valley Springs Rd. The terrain includes gently rolling hills and views enhanced by Live Oaks, Post Oaks, and mesquite trees, along with granite outcroppings, a stock pond, and seasonal tanks. Crushed granite gravel roads provide access throughout the ranch. Scenic draws and cleared native underbrush create pastures and rangeland suitable for wildlife and cattle. Llano is known as the Deer Hunting Capital of Texas, making this ranch appealing 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 it.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Valley Spring
    County
    Llano
    State
    Texas
    Longitude
    -98.892693421903
    Latitude
    30.813900650818

    Nearby Similar for Sale

    • New
      $2,750,000
      272.00 Acres

      Texas Hill Country Hunting Ranch

      272-acre ranch with diverse terrain and abundant wildlife.
      5230 County Road 409, Valley Spring, TX 76885
      View Details

    FAQs

    What type of property is this?
    Ranch - Remarkable 272-acre ranch in Valley Springs, Texas, near Llano.
    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 $2,750,000.
    What are key features of this property?
    This property features: - Prime Location: Just 15 minutes from Llano, an hour from Fredericksburg, and 50 minutes from Horseshoe Bay.; - Substantial Acreage: Enjoy 272 acres of Texas Hill Country land.; - Excellent Accessibility: Boasting 2,780 feet of county road frontage and paved access.
    (512) 695-2176
    Request Owner's contact information
    5230 County Road 409 Valley Spring, TX 76885
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    Valley Spring, TX 76885
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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
    5230 County Road 409 Valley Spring, TX 76885
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    We can help!
    Listing Contact
    David Murray
    Real Estate License ID: 0340639
    (512) 695-2176
    Learn more
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