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    Agricultural Event and Farm Property Title is generated by Realmo AI

    480 Mill Rd, Maxwell, TX 78656

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    For Sale
    $3,225,000

    Turn-key setup combines an event venue with a regenerative produce operation and cattle, plus barn and studio apartments.

    Type:Farm and Ranch Properties
    Property size:
    1,800 SF
    Lot size:
    67.24 Acres
    Price / SF:
    $1,791/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 5:25 am

    Property Features for 480 Mill Rd

    General Information

    Standard status
    Active
    Size
    1,800 SF
    Lot size
    67.24 Acres
    Property subtype
    Farm and Ranch Properties

    We can help!

    Listing Contact
    Amber Moses
    Amber Moses

    Listing agent Amber Moses

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    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 Amber Moses

    HighLights

    • 67.24‑acre property (2.61 acres + 14.81 acres sold with additional PID total noted).
    • Event venue setup with full stage and large covered pavilion, plus 6 recently built commercial restrooms.
    • Commercial kitchen with bay and 10'x12' walk‑in cooler.
    • Barn includes 2 studio apartments: Studio 1 approx. 468 SF and Studio 2 approx. 360 SF.
    • Main house approx. 1,800 SF, with greenhouses and multiple outdoor gardens on site.
    • On‑site regenerative produce operation and cattle.

    Overview

    This property is currently used as an event space/music venue, a regenerative produce farm, and for cattle operations. The entry features a main house to the left and greenhouses to the right, with multiple outdoor gardens leading toward a barn. The main house is approximately 1,800 square feet. The barn includes two studio apartments (approximately 468 square feet for Studio 1 and approximately 360 square feet for Studio 2) and venue suites, along with a large covered pavilion, a commercial kitchen with a bay, and a 10' x 12' walk-in cooler. An office/storage space sits in front, and a set of six commercial restrooms and a full stage were recently added.

    The site is approximately 6 miles from the center of San Marcos, about 35 miles from Austin, and is described as being in-between Interstate 35 and 130, offering convenient regional access.

    For buyers seeking a mixed-use agricultural and hospitality configuration, the existing improvements support multiple operating models, including hosting events while maintaining farm and livestock use on-site. The combination of pavilion/event infrastructure, commercial kitchen components, and on-site studio apartments can support ongoing programming and flexible tenant or guest arrangements, subject to buyer and operator preferences.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Kitchen & Bath Showroom (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Maxwell
    County
    Caldwell
    State
    Texas
    Longitude
    -97.846441
    Latitude
    29.875978

    FAQs

    What type of property is this?
    Farm - Turn-key setup combines an event venue with a regenerative produce operation and cattle, plus barn and studio apartments.
    Where is this farm located?
    The property is located at 480 Mill Rd Maxwell, TX.
    What is the asking price?
    The asking price for this property is $3,225,000.
    What are key features of this property?
    This property features: 67.24‑acre property (2.61 acres + 14.81 acres sold with additional PID total noted).; Event venue setup with full stage and large covered pavilion, plus 6 recently built commercial restrooms.; Commercial kitchen with bay and 10'x12' walk‑in cooler.
    (830) 305-5613
    We can help!
    Listing Contact
    Amber Moses
    Amber Moses
    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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