Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    646 Victor Eckhardt Rd Fredericksburg, TX 78624

    Sponsored
    For Sale
    $1,400,000

    Commercial Sale - Fredericksburg, TX

    Lot size:
    23.89 Acres
    Days on Market:
    26
    Last Refresh:
    Feb 11 at 1:06 pm

    Property Features for 646 Victor Eckhardt Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    ETJ
    Parking features
    None
    Interior features
    Business Opportunity, Other-see Remarks
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    23.89 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Propane (Heating)

    Building Details

    Building materials
    Other
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Philip Frey

    Texas Hills Realty, LLC (830) 456-3622

    Listing agent Philip Frey (830) 456-3622

    Listing date Jan 17, 2026

    MLS# 97054 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

    Fredericksburg Acreage with Commercial Potential

    This spacious barndominium is situated on approximately 24 acres of land less than 3 miles from Main Street in Fredericksburg, Texas. The property is located in the ETJ zoning area and has minimal restrictions, offering commercial possibilities such as short-term rentals, cabins, event space, a horse barn or pasture, tasting room, or vineyard. The interior features an open-concept living area with ship-lapped walls, a corked ceiling, and an electric fireplace. The dining room overlooks a large pond. The open kitchen provides ample storage and counter space, along with a pantry. A custom home office with built-ins and a master suite complete the downstairs area. Upstairs, there are two bedrooms with separate living rooms and ensuite bathrooms, connected by a sitting area with a dining table, bar, and refrigerator, which opens onto a full deck with views of the property. The land includes two ponds, a seasonal creek, a firepit, mature trees, and diverse wildlife. An attached garage is large enough for an RV. The estate is ag exempt.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Real Estate Agency Law Firm Building Supply Auto Repair Shop Nail Salon Hotel & Motel Auto Parts Store Department Store Kitchen & Bath Showroom Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Fredericksburg
    County
    Gillespie
    State
    Texas
    Longitude
    -98.87574
    Latitude
    30.241956

    Nearby Similar for Sale

    • $1,717,223
      3,982 SF

      Hill Country Ranch with Workshop

      Ag-exempt ranch near Fredericksburg with workshop and guest apartment.
      647 Funf Kinder Rd, Fredericksburg, TX 78624
      View Details
    • $1,717,223
      28.13 Acres

      Fredericksburg Ranch with Workshop & Guest

      28+ acre ranch near Fredericksburg with workshop and guest apartment.
      647 -- Funf Kinder Rd, Fredericksburg, TX 78624
      View Details
    • $6,998,000
      15,619 SF

      Fredericksburg Event Center and Lodging

      Event center and lodging near Luckenbach, Texas.
      146 Pehl Farm Ln, Fredericksburg, TX 78624
      View Details
    • $10,500,000
      116.00 Acres

      Fredericksburg Estate Homes on Acreage

      Two luxury homes on 116 acres near Fredericksburg, Texas.
      862 -- Grape Crk Rd, Fredericksburg, TX 78624
      View Details
    • $6,998,000
      35.80 Acres

      Fredericksburg Event Center and Lodge

      Newly completed event center and lodge on 35.8 acres.
      146 -- Pehl Farm Ln, Fredericksburg, TX 78624
      View Details
    • $1,695,000
      2,732 SF

      Gillespie County Retreat with Creek

      19.99 acre AG exempt property with Bear Creek frontage.
      810 -- Clear Crk Rd, Fredericksburg, TX 78624
      View Details
    • $1,745,000
      5.75 Acres

      Fredericksburg Home with Acreage

      Majestic home on 5.75 acres with luxury finishes.
      324 -- Klenin Pl, Fredericksburg, TX 78624
      View Details
    • $9,995,000
      9,431 SF

      Fredericksburg Ranch with Water Resources

      100-acre ranch with multiple homes and development potential.
      283-A Hallford Ln, Fredericksburg, TX 78624
      View Details
    • $895,000
      1,224 SF

      Texas Hill Country Acreage

      Unrestricted 46.79 acres with a charming 2-bedroom home.
      2050 Adj Ln, Fredericksburg, TX 78624
      View Details
    • New
      $2,095,000
      0.11 Acres

      Historic Cabin Near Main Street

      Unique short-term rental property with high income potential.
      104 E Austin St, Fredericksburg, TX 78624
      View Details
    • $1,950,000
      80.00 Acres

      Fredericksburg Ranch with Two Homes

      Manicured ranch near Fredericksburg with two homes and metal barn.
      20400 -- Fm 2093, Fredericksburg, TX 78631
      View Details
    • $1,650,000
      127.00 Acres

      Pristine Ranch Near Willow City

      127-acre ranch with panoramic views near Willow City Loop.
      9069 Rd 1323, Fredericksburg, TX 78624
      View Details

    FAQs

    What type of property is this?
    Specialty property - Spacious barndominium on 24 acres near Main Street Fredericksburg.
    Where is this specialty property located?
    The property is located at 646 Victor Eckhardt Rd Fredericksburg, TX.
    What is the asking price?
    The asking price for this property is $1,400,000.
    What are key features of this property?
    This property features: - Spacious barndominium on 24+- acres in the country.; - Located less than 3 miles from downtown Fredericksburg.; - Enjoy **2 ponds, a seasonal creek, firepit, mature trees, diverse wildlife, and stunning sunsets.**
    (860) 671-1558
    Call for status update
    Request Owner's contact information
    646 Victor Eckhardt Rd Fredericksburg, TX 78624
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    646 Victor Eckhardt Rd
    Fredericksburg, TX 78624
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    646 Victor Eckhardt Rd Fredericksburg, TX 78624
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Philip Frey
    (860) 671-1558
    Learn more
    Google sign-in failed. Please try again or use another login method.