Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Turn-Key South Texas Ranch Title is generated by Realmo AI

    IH N 35, Pearsall, TX 78061

    View on Map
    Claim this Listing
    For Sale
    $4,380,600

    Ranch, Other - Pearsall, TX

    Type:Farm
    Lot size:
    521.52 Acres
    Added:
    Apr 19, 2026
    Days on Market:
    49
    Last Refresh:
    Jun 6 at 5:06 am

    Property Features for IH N 35

    General Information

    Property type
    Other
    Property subtype
    Farm
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Standard status
    Active
    APN
    00300-00498-00110-000000
    Lot size
    521.52 Acres

    Building Details

    Year built
    2025
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Chanda Ammann

    Listing agent Chanda Ammann

    Listing office Engel & Völkers Alamo Heights 5936 Broadway, San Antonio, TX

    Listing date Apr 19, 2026

    MLS# 1958359 Listing URL

    Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turn‑key 521+ acre South Texas ranch, hunt‑ready and fully operational.
    • Brand‑new, fully furnished 4BD/3BA lodge overlooking a newly constructed lake.
    • Excellent location: 40 minutes from San Antonio and two hours from Austin.
    • Abundant wildlife and outfitted for hunting season with new blinds, feeders, rifle range, and skeet shooting machine.
    • Equipment included: CanAm UTV, Kubota tractor with shredder, and all ranch tools.
    • Active agricultural exemption for minimal taxes; minerals may convey.

    Overview

    This is a fully operational, hunt-ready 521+ acre South Texas ranch located north of Pearsall in Frio County, approximately 40 minutes from San Antonio and two hours from Austin. The property borders expansive neighboring tracts, providing privacy and wildlife corridor access. A new, fully furnished 4-bedroom, 3-bathroom lodge overlooks a newly constructed lake fed by a Big Carrizo water well producing 300 GPM. The lodge is move-in ready, complete with furnishings and equipment. The diverse terrain includes rolling hills, large bull mesquite, dense brush, and a scenic dry creek lined with Live Oaks, Elms, and Persimmons. The property is outfitted for the 2025 season with new blinds, feeders, a rifle range, and a skeet shooting machine. A 10-acre high-fenced dove field is planted in milo. A CanAm UTV, Kubota tractor with shredder, and all ranch tools convey with the property. An active agricultural exemption keeps taxes minimal. Trophy South Texas whitetail bucks, quail, dove, hogs, and javelina roam the property. Minerals may convey with an acceptable offer. This low-fence ranch is suited for hunters, ranchers, or investors seeking a South Texas retreat.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Pearsall
    County
    Frio
    State
    Texas
    Longitude
    -99.1074
    Latitude
    28.8736

    Nearby Similar for Sale

    • $125,000
      1,920 SF

      Brick Duplex Rehab Opportunity

      Two 3-bedroom, 1-bath units on two combined lots, sold as-is and ready for renovation.
      723 W BRAZOS ST, Pearsall, TX 78061
      View Details
    • $197,250

      PDQ Tandem Car Wash Facility

      35-foot car wash tunnel offers a proven automated tandem setup for an investor seeking a ground-lease business opportunity.
      130 S Interstate 35, Pearsall, TX 78061
      View Details
    • $700,000
      7,560 SF

      Warehouse and Office on IH-35

      Industrial warehouse with office space and frontage on IH-35.
      2222 Interstate 35, Pearsall, TX 78061
      View Details
    • $197,250
      5,782 SF

      Pearsall Car Wash Business For Sale

      Car wash business for sale on ground lease in Pearsall.
      130 S Interstate 35, Pearsall, TX 78061
      View Details
    • $224,500

      Pearsall Land with Income Potential

      11.8 acre property with income-generating potential near Pearsall, TX.
      TBD LOT 3 E Fm 140, Pearsall, TX 78061
      View Details
    • Contact for pricing
      29,152 SF

      Self-Storage Facility with Expansion Potential

      29,152 SF self-storage on 2.009 acres with expansion.
      302 N Cherry St, Pearsall, TX
      View Details
    • $776,500
      7,780 SF

      Mixed-Use Property with Lease

      Mixed-use property featuring office, shop, warehouse, and lab space.
      1224 S Oak St, Pearsall, TX 78061
      View Details

    FAQs

    What type of property is this?
    Ranch - 521+ acre ranch with new lodge near San Antonio.
    Where is this ranch located?
    The property is located at IH N 35 Pearsall, TX.
    What is the asking price?
    The asking price for this property is $4,380,600.
    What are key features of this property?
    This property features: Turn‑key 521+ acre South Texas ranch, hunt‑ready and fully operational.; **Brand‑new, fully furnished 4BD/3BA lodge overlooking a newly constructed lake.**; Excellent location: 40 minutes from San Antonio and two hours from Austin.
    (210) 845-1008
    We can help!
    Listing Contact
    Chanda Ammann
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    IH N 35, Pearsall, TX 78061
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!