Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Texas Hill Country Homesite Title is generated by Realmo AI

    146 Painted Sky, Comfort, TX 78013

    View on Map
    Claim this Listing
    For Sale
    $229,500

    LAND - Comfort, TX

    Lot size:
    5.85 Acres
    Added:
    May 12, 2026
    Days on Market:
    20
    Last Refresh:
    May 31 at 4:06 pm

    Property Features for 146 Painted Sky

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RESIDENTIAL
    Standard status
    Active
    Lot size
    5.85 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2850

    We can help!

    Listing Contact
    Chad Nall
    Chad Nall

    Listing agent Chad Nall License #550904

    Listing office Suburban Spaces, LLC 4230 Gardendale St., Suite 501, San Antonio, TX

    Listing date May 12, 2026

    MLS# 1917189 Listing URL

    Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Enjoy 360‑degree views from this premier hilltop lot in the Texas Hill Country.
    • Ag‑exempt property ensures low taxes.
    • Located in The Reserve at Falling Water, an exclusive, gated community.
    • Conveniently located near Comfort, Fredericksburg, Kerrville, Boerne, and San Antonio.
    • Community water system and underground utilities are included.
    • Peaceful country living with easy access to boutique shops and local dining.

    Overview

    Located in the Texas Hill Country, this homesite in The Reserve at Falling Water offers 360-degree views from a hilltop lot. The property is located in a gated neighborhood and includes a community water system and underground utilities. The location provides access to Fredericksburg (20 mi), Kerrville (22 mi), Boerne (22 mi), and San Antonio (53 mi). The property is ag-exempt with low taxes. The lot size is 5.85 acres. The property is located minutes from Comfort, Texas.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Comfort
    County
    Kendall
    State
    Texas
    Longitude
    -98.928962
    Latitude
    30.036679

    Nearby Similar for Sale

    • $1,280,000
      1,900 SF

      Comfort, TX Commercial Opportunity

      Prime commercial property in Comfort, Texas with high visibility.
      416 Hwy 27, Comfort, TX 78013
      View Details
    • $490,000
      3,857 SF

      Highway Frontage Commercial Opportunity

      4-acre commercial property with highway frontage and existing infrastructure.
      7261 Hwy 27, Comfort, TX 78013
      View Details
    • $699,900
      1,326 SF

      Comfort, TX Commercial Property

      Commercial property in Comfort, Texas, remodeled in 2026.
      606 High Street, Comfort, TX 77318
      View Details
    • $1,280,000
      1,900 SF

      Comfort, TX Commercial Opportunity

      Prime commercial property in Comfort, Texas with high visibility.
      416 Hwy 27, Comfort, TX 78013
      View Details
    • $1,280,000
      1,900 SF

      Comfort, TX Commercial Opportunity

      Prime commercial property in Comfort, Texas with high visibility.
      416 Hwy 27, Comfort, TX 78013
      View Details
    • $1,280,000
      1,900 SF

      Comfort, TX Commercial Opportunity

      Prime commercial space in Comfort, Texas with high visibility.
      416 Hwy 27, Comfort, TX 78013
      View Details
    • $1,049,000
      3,041 SF

      Hill Country Ranch with Panoramic Views

      Private retreat with stunning views, custom home, and abundant wildlife.
      225 Valley View Dr, Comfort, TX 78013
      View Details
    • $360,000
      473,715 SF

      Texas Hill Country Land Parcel

      10.875 acre land parcel in Comfort, Texas.
      208 saddle wood, Comfort, TX 78013
      View Details
    • $399,000

      Comfort, Texas Land Opportunity

      14.25 acres in Comfort, Texas, ideal for building.
      Hermann Sons Rd, Comfort, TX 78013
      View Details
    • $145,000

      Comfort, TX: 3-Acre Homesite

      Premier 3-acre corner lot in gated community, ready to build.
      14 Joshua Ranch, Comfort, TX 78013
      View Details
    • $472,150

      Texas Hill Country Acreage

      Picturesque 13.49 acres in the Texas Hill Country.
      Big Joshua Creek, Comfort, TX 78013
      View Details
    • $150,000
      149,410 SF

      Comfort, TX Homesite Land

      Residential land with distant views in established Comfort neighborhood.
      5 Kendall Jackson, Comfort, TX 78013
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Homesite with 360-degree views in gated community.
    Where is this residential land & home lot located?
    The property is located at 146 Painted Sky Comfort, TX.
    What is the asking price?
    The asking price for this property is $229,500.
    What are key features of this property?
    This property features: Enjoy **360‑degree views** from this premier hilltop lot in the Texas Hill Country.; Ag‑exempt property ensures low taxes.; Located in The Reserve at Falling Water, an exclusive, gated community.
    (210) 263-9323
    We can help!
    Listing Contact
    Chad Nall
    Chad Nall
    Real Estate License ID: 550904
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    146 Painted Sky, Comfort, TX 78013
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!