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    Paleface Rnch Rd Spicewood, TX 78669

    Sponsored
    For Sale
    $10,000,000

    Business - Spicewood, TX

    Type:Business
    Property size:
    4,400 SF
    Lot size:
    104.00 Acres
    Days on Market:
    4
    Last Refresh:
    Jan 19 at 9:06 am

    Property Features for Paleface Rnch Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Standard status
    Active
    APN
    64132
    Size
    4,400 SF
    Lot size
    104.00 Acres

    Utilities

    Heating system
    Other (Heating)

    Building Details

    Year built
    2010
    Building materials
    See Remarks
    Architectural style
    Other

    We can help!

    Listing Contact
    David Murray

    Keller Williams Realty (512) 448-4111

    Listing agent David Murray (512) 448-4111 License #0340639

    Listing date Jan 16, 2026

    MLS# 21156307 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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

    Overview

    Texas Hill Country Ranch Estate

    Located in the heart of Texas Hill Country, this 104-acre estate in Spicewood, TX, is shaped by a spring-fed creek winding through ancient cypress trees. The property is bordered by the Austin Golf Club and is located near vineyards, Lake Travis, and future locations of Canyon Ranch and Thomas Ranch. It is less than a mile from Highway 71, providing convenient access to Austin. The property features a 4,400 sq ft ranch house, a 4,000 sq ft workshop, five treehouses, and seven glamping tents. An event venue includes a creekside amphitheater, floating platform, pavilion with a stage, and caterer’s prep kitchen, suitable for weddings, concerts, yoga retreats, and corporate events. Additional features include an onsen-style bathhouse, waterfall tub, two pools, a pond, farmland, equestrian amenities, multiple water wells, and high-fenced pastures. This property, the birthplace of Artistree Home, offers potential for personal enjoyment and business opportunities. It is located 45 minutes from downtown Austin, 20 minutes from Hill Country Galleria-Bee Cave, and 30 minutes from Horseshoe Bay Resort and Marble Falls.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Spicewood
    County
    Travis
    State
    Texas
    Longitude
    -98.100792
    Latitude
    30.438896

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    FAQs

    What type of property is this?
    Campground - 104-acre estate with ranch house, venue, and equestrian amenities.
    Where is this campground located?
    The property is located at Paleface Rnch Rd Spicewood, TX.
    What is the asking price?
    The asking price for this property is $10,000,000.
    What are key features of this property?
    This property features: - Unique event venue featuring a creekside amphitheater, floating platform, pavilion with stage, and caterer's kitchen.; - Diverse accommodation options include a 4,400 sq ft ranch house, five treehouses, and seven glamping tents.; - Prime location in Texas Hill Country, bordered by Austin Golf Club, near vineyards, Lake Travis, and future Canyon Ranch and Thomas Ranch developments.
    (512) 448-4111
    Request Owner's contact information
    Paleface Rnch Rd Spicewood, TX 78669
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    Spicewood, TX 78669
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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
    Paleface Rnch Rd Spicewood, TX 78669
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    We can help!
    Listing Contact
    David Murray
    Real Estate License ID: 0340639
    (512) 448-4111
    Learn more
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