Add Listing
    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

    Tract 22 -- Rnch Rd 1623 Blanco, TX 78671

    View on Map
    Sponsored
    For Sale
    $645,000

    Rural Subdivision,Vacant Land - Rural Subdivision Lots/Tracts

    Lot size:
    11.19 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 10 at 12:06 am

    Property Features for Tract 22 -- Rnch Rd 1623

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    None
    Exterior features
    None
    Lot size
    11.19 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Rodney Topper
    Rodney Topper

    Topper Real Estate (830) 833-5511

    Listing agent Rodney Topper (830) 868-4663

    Listing date Mar 9, 2026

    MLS# 103897 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

    Scenic Hill Country Acreage

    This 11.19-acre property is located in The Divide, a ranch-style community near Albert, Texas. The Hill Country land features long-range views and mature trees, with a prime homesite already identified. The property is currently Ag Exempt, which helps to maintain low property taxes. A water well is already in place. The location offers privacy and a peaceful setting, while remaining conveniently close to Johnson City, Blanco, and Fredericksburg. Austin and San Antonio are both under an hour away. This property presents an opportunity to build a dream home or a private Hill Country retreat.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Blanco
    County
    Blanco
    State
    Texas
    Longitude
    -98.553559095526
    Latitude
    30.158935236498

    Nearby Similar for Sale

    • $360,000
      0.12 Acres

      Blanco Commercial Property For Sale

      Commercial property in Blanco, TX, suitable for various business ventures.
      11 -- Main St, Blanco, TX 78606
      View Details
    • $1,899,000
      3,085 SF

      Blanco Ranch with Guest Apartment

      26-acre ranch featuring a main home and guest apartment.
      147 -- Gray Wolf, Blanco, TX 78606
      View Details
    • New
      $1,950,000
      1,100 SF

      Blanco Acreage Barndominium with Views

      Secluded Hill Country barndominium on 13.59 acres with shop.
      780 -- Skyline Dr, Blanco, TX 78606
      View Details
    • $69,000
      16,117 SF

      Land Near Blanco, TX

      Land with access to golf, pool, equestrian facilities.
      John Price, Blanco, TX 78606
      View Details
    • $1,499,000

      Highway Frontage Motel in Blanco

      1.6-acre property with motel, apartments, and retail space.
      1206 Main St, Blanco, TX 78606
      View Details
    • $2,499,995
      51.64 Acres

      Texas Hill Country Ranch Retreat

      51-acre ranch with custom home, guest accommodations, and recreational amenities.
      270 N Rnch Rd, Blanco, TX 78606
      View Details
    • $898,000

      Blanco Farm and Ranch Land

      Farm and ranch land available in Blanco, Texas.
      1366-E Narrows Rd, Blanco, TX 78606
      View Details
    • $3,995,000

      Private Ranch with Hill Country Views

      Secluded ranch with power, build sites, and natural features.
      628 Antelope Cv, Blanco, TX 78606
      View Details
    • $900,000

      4.99 Acre Blanco RV Park

      4.99 acres in Blanco, Texas, zoned R5.
      1917 N Us Highway 281, Blanco, TX 78606
      View Details
    • $9,995,000
      Pending

      Blanco, Texas Agricultural Property

      Agricultural property for sale in Blanco, Texas.
      Brushy Rdg Trl Trl, Blanco, TX 78606
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 11.19 acres in The Divide near Albert, Texas.
    Where is this residential land & home lot located?
    The property is located at Tract 22 -- Rnch Rd 1623 Blanco, TX.
    What is the asking price?
    The asking price for this property is $645,000.
    What are key features of this property?
    This property features: - 11.19 scenic acres with long-range views and mature trees.; - Ag Exempt status for low property taxes.; - Water well already in place.
    (830) 385-9658
    Request Owner's contact information
    Tract 22 -- Rnch Rd 1623 Blanco, TX 78671
    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.
    Tract 22 -- Rnch Rd 1623
    Blanco, TX 78671
    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
    Tract 22 -- Rnch Rd 1623 Blanco, TX 78671
    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
    Rodney Topper
    Rodney Topper
    Real Estate License ID: 0643265
    (830) 385-9658 (830) 868-4663 (830) 833-5511
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!