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    Waterfront Homesite in Gated Community Title is generated by Realmo AI

    1221 Apache Tears, Horseshoe Bay, TX 78657

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    Build in a gated Hill Country enclave with lakefront views and access to marina and clubhouse amenities.

    Type:Land
    Added:
    Jun 1, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 6 at 4:46 am

    Property Features for 1221 Apache Tears

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Gary Dolch

    Listing agent Gary Dolch License #516143

    Listing office Compass

    Listing date Jun 1, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Compass

    HighLights

    • Gated Lago Escondido community on a private peninsula with 30 homesites
    • Homesites offer lakefront and lake‑view panoramas
    • 5‑minute cart or boat ride to Escondido Golf & Lake Club “Great House” clubhouse amenities
    • “Great House” clubhouse includes dining, private wine cellar, and a fitness center
    • Lake Club & Marina features a heated saltwater pool, hot tub, private cabanas, courtesy day docks, and a full‑service bar
    • Escondido Golf & Lake Club golf amenities include tennis, pickleball, a playground, and a Tom Fazio‑designed course with a performance center and practice facility

    Overview

    This waterfront homesite is positioned on a private peninsula within the gated Lago Escondido community, offering lakefront and lake-view panoramas. The enclave includes just 30 homesites, providing a more contained setting for buyers looking to build on the water.

    Residents enjoy easy access to community amenities, including the Escondido Golf & Lake Club’s “Great House” clubhouse, reached via a quick 5-minute cart or boat ride. The clubhouse amenities described include upscale dining, a private wine cellar, and a fitness center. The Lake Club & Marina adds resort-style offerings such as a heated saltwater pool, hot tub, private cabanas, courtesy day docks, and a full-service bar. The club further features tennis courts, pickleball, and a playground.

    For buyers seeking a lakeside build opportunity, this property combines a secluded peninsula setting with access to on-site recreation centered around the lake and golf club. Lago Escondido is described as being on the region’s only constant-level lake, creating an environment suited to nature-focused living and planned resort-style amenities while you design and construct your own home.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Horseshoe Bay
    County
    Llano
    State
    Texas
    Longitude
    -98.4004663
    Latitude
    30.5583052

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    FAQs

    What type of property is this?
    Waterfront Land - Build in a gated Hill Country enclave with lakefront views and access to marina and clubhouse amenities.
    Where is this waterfront land located?
    The property is located at 1221 Apache Tears Horseshoe Bay, TX.
    What is the asking price?
    The asking price for this property is $1,740,000.
    What are key features of this property?
    This property features: Gated Lago Escondido community on a private peninsula with 30 homesites; Homesites offer lakefront and lake‑view panoramas; 5‑minute cart or boat ride to Escondido Golf & Lake Club “Great House” clubhouse amenities
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Gary Dolch
    Real Estate License ID: 516143
    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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