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    Texas Hill Country Retreat Lodge Title is generated by Realmo AI

    Tbd MOWAY Court, Mingus, TX 76463

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    Claim this Listing
    For Sale
    $2,195,000

    Prairie,Ranch, Farm/Ranch - Mingus, TX

    Type:Farm
    Property size:
    9,642 SF
    Lot size:
    34.00 Acres
    Price / SF:
    $227/SF
    Added:
    Feb 24, 2026
    Days on Market:
    91
    Last Refresh:
    May 26 at 11:06 pm

    Property Features for Tbd MOWAY Court

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    10
    Bathrooms
    12
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Boat, Covered, Oversized, Paved or Surfaced, RV
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Built-in Wine Cooler, Chandelier, Decorative Lighting, Kitchen Island, Open Floorplan, Pantry, Vaulted Ceiling(s)
    Exterior features
    Covered Patio/Porch, Fire Pit, Lighting, Rv Hookup, Rv/Boat Parking, Storage, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dryer, Range, Range - Gas, Refrigerator
    Standard status
    Active
    APN
    R000078046
    Size
    9,642 SF
    Lot size
    34.00 Acres

    Utilities

    Heating system
    Central, Fireplace(s)
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Year built
    2005
    Floors in Building
    1
    Flooring type
    Concrete
    Building materials
    Cedar, Stone
    Roof type
    Metal
    Architectural style
    Prairie
    Additional Structures
    RV/Boat Storage, Storage

    We can help!

    Listing Contact
    Brittany Jones
    Brittany Jones

    Listing agent Brittany Jones License #0715526

    Listing office Texas West Real Estate LLC 1956 FM 3208, Lipan, TX

    Listing date Feb 24, 2026

    MLS# 21162526 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.

    HighLights

    • Turnkey hosting layout with nine private en‑suite bedrooms and expansive gathering spaces, ideal for retreats and events.
    • Private, gated property in the Oak‑Covered Hills of Mingus, Texas, offering privacy and security.
    • Commercial‑grade kitchen and bar area, perfect for effortless hosting and catering.
    • Great room with walls of windows, stone fireplace, and bar, creating a welcoming atmosphere.
    • Includes bonus spaces like children’s bunk rooms, separate guest/staff quarters, and a mobile home for additional living space.
    • Outdoor amenities include a stone fire pit, pickleball court, gun sighting area, RV hookup, and potential for purchasing additional land.

    Overview

    The Lodge at Comanche Moon is an exclusive retreat nestled in the oak-covered hills of Mingus, Texas. This property offers privacy and destination-style design, created for hosting with generous indoor gathering spaces suited for retreats and private events. The lodge features a great room with walls of windows, a stone fireplace, and a bar with a seating area. It includes nine private en-suite bedrooms, a commercial-grade kitchen, and expansive gathering spaces. Bonus spaces include children’s bunk rooms and separate guest or staff quarters. The layout is suited for group getaways, retreats, and celebration weekends. The property offers functional support areas, making it suitable for a luxury short-term rental, a private retreat destination, or an intimate venue. The property has access to a pickleball court, gun sighting area, and included amenities. It is surrounded by trees and has a private gated entrance for security and controlled access. A mobile home provides additional living space for a caretaker or event operator. The property spans 34 acres and includes 9,642 square feet of space. There are options for purchasing additional adjoining land. The property is located in Erath County.
    Property Profile Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Map

    City
    Mingus
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.4304
    Latitude
    32.6256

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    FAQs

    What type of property is this?
    Hospitality property - Exclusive retreat with hosting layout, great room, and nine bedrooms.
    Where is this hospitality property located?
    The property is located at Tbd MOWAY Court Mingus, TX.
    What is the asking price?
    The asking price for this property is $2,195,000.
    What are key features of this property?
    This property features: Turnkey hosting layout with nine private en‑suite bedrooms and expansive gathering spaces, ideal for retreats and events.; Private, gated property in the Oak‑Covered Hills of Mingus, Texas, offering privacy and security.; Commercial‑grade kitchen and bar area, perfect for effortless hosting and catering.
    (817) 694-6045
    We can help!
    Listing Contact
    Brittany Jones
    Brittany Jones
    Real Estate License ID: 0715526
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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.

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