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    205-Acre Recreational Farm-Ranch Property Title is generated by Realmo AI

    TBD Warda Church Rd, Winchester, TX 78945

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    For Sale
    $3,275,000

    Residential (farm-ranch),Farm,Standard Frame - Winchester, TX

    Type:Farm
    Property size:
    1,607 SF
    Lot size:
    205.00 Acres
    Price / SF:
    $2,037/SF
    Added:
    Dec 19, 2025
    Days on Market:
    157
    Last Refresh:
    May 25 at 12:06 am

    Property Features for TBD Warda Church Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Carport
    Vegetation
    Partially Wooded, Wooded
    Exterior features
    Barn(s), Barns, Partially Wooded, Improved Pasture, Pond
    Fireplace
    1
    Standard status
    Active
    APN
    R102418, 14396 (Lee Co.), 22829, R34545, R109556
    Size
    1,607 SF
    Lot size
    205.00 Acres

    Utilities

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

    Building Details

    Year built
    1900
    Year renovated
    1900
    Floors in Building
    1
    Roof type
    Metal
    Architectural style
    Ranch
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Frank Hillbolt
    Frank Hillbolt

    Listing agent Frank Hillbolt License #502045

    Listing office ROUND TOP REAL ESTATE 101 Main St., ROUND TOP, TX

    Listing date Dec 19, 2025

    MLS# 154317 Listing URL

    Copyright © 2026 South Central Texas 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.

    HighLights

    • Large 205‑acre recreational property, ideal for a private retreat, homestead, or ranch.
    • Classic circa 1900 Texas farmhouse featuring 3 bedrooms, 2 bathrooms, eat‑in kitchen, and wood‑burning fireplace.
    • Diverse land with heavily wooded areas, rolling meadows, open pastures, scenic elevation changes, and multiple ponds.
    • Excellent hunting and nature watching opportunities due to abundant deer and native wildlife.
    • Includes a large barn suitable for storage or workshop use and multiple additional homesites.
    • Agricultural exemption in place and serviced by county water.

    Overview

    This 205-acre recreational property is located in the Warda area, spanning Fayette and Lee Counties. The tract features a mix of heavily wooded areas, rolling meadows, open pastures, and scenic elevation changes. A classic Texas farmhouse, dating back to circa 1900, is situated at the heart of the property. The farmhouse includes 3 bedrooms and 2 bathrooms, with a spacious eat-in kitchen, dining area, and living room with a wood-burning fireplace. The land is suitable for a private retreat, homestead, or multi-use ranch, and offers multiple additional homesites and expansion or investment potential. Improvements include a large barn suitable for storage or workshop use. The property is rich in deer and native wildlife, offering hunting and nature watching opportunities. Several ponds support fishing and livestock. An agricultural exemption is in place, and the property is serviced by county water.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Winchester
    County
    Fayette
    State
    Texas
    Longitude
    -96.9311
    Latitude
    29.8569

    FAQs

    What type of property is this?
    Farm - 205-acre recreational property with farmhouse, barn, ponds, and wildlife.
    Where is this farm located?
    The property is located at TBD Warda Church Rd Winchester, TX.
    What is the asking price?
    The asking price for this property is $3,275,000.
    What are key features of this property?
    This property features: Large 205‑acre recreational property, ideal for a private retreat, homestead, or ranch.; **Classic circa 1900 Texas farmhouse featuring 3 bedrooms, 2 bathrooms, eat‑in kitchen, and wood‑burning fireplace.**; Diverse land with heavily wooded areas, rolling meadows, open pastures, scenic elevation changes, and multiple ponds.
    (979) 249-5732
    We can help!
    Listing Contact
    Frank Hillbolt
    Frank Hillbolt
    Real Estate License ID: 502045
    Learn More
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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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