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    Hill Country Ranch for Sale Title is generated by Realmo AI

    16101 FM 500, San Saba, TX 76871

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    For Sale
    $3,395,000

    LAND - San Saba, TX

    Lot size:
    485.00 Acres
    Added:
    Jan 29, 2026
    Days on Market:
    125
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for 16101 FM 500

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Fencing
    Perimeter, Gate, Fenced
    Standard status
    Active
    APN
    1958/1
    Lot size
    485.00 Acres

    Taxes and HOA fees

    Tax Description
    G GOEHMANN ABST 475 SURV 361
    Tax Annual Amount
    197

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Cooling system
    Central Air, Electric, Ceiling Fan(s), Window Unit(s)
    Water source
    Well

    We can help!

    Listing Contact
    Donna Jefferies

    Listing agent Donna Jefferies License #0619918

    Listing office Jefferies Real Estate LLC Granbury, TX

    Listing date Jan 29, 2026

    MLS# 21165416 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 485‑acre Hill Country ranch just south of the Colorado River and Regency Bridge
    • Well‑maintained road runs through the property for access to 2 blinds, 2 sling feeders, a protein feeder, a hog trap, and 5 tanks
    • Cross‑fenced for rotational grazing with primarily low fencing (net and barbed wire) and gate access
    • Water features include multiple tanks, a well‑maintained road access area, and wells at the hunter cabin and mobile home
    • Agricultural improvements include a 70‑acre hay field planted annually and improvements for cattle production
    • Working pens and a squeeze shoot convey; ranch is leased for hunting and includes a hunter's cabin and a mobile home (furnished, as‑is)

    Overview

    Set up for productive agriculture and outdoor recreation, this Hill Country ranch spans 485 acres with rolling elevation changes, hills and long-distance views, and valleys shaped by wet weather creeks. The perimeter is primarily low fenced with net and barbed wire, and the property is cross fenced for rotational grazing. Improvements include a well-maintained road running up the middle of the ranch to access two blinds, multiple feeders, a hog trap, and five tanks. Tree cover includes mesquite, oak, and elm, with larger hardwoods dispersed across the land.

    The ranch lies north of San Saba, just south of the Colorado River and the Regency Bridge. A dedicated 70-acre hay field is annually planted with Hay Grazer, supporting cattle production alongside working pens and a squeeze shoot that will convey.

    For tenants, buyers, or operators seeking a turn-key working ranch that also supports hunting use, the layout offers both operational practicality and ready-to-enjoy amenities. The property is currently leased for hunting and includes a hunter’s cabin and a mobile home that will convey furnished and “as is.” Electricity and coop water are available at the cabin, and electricity and a well are available at the mobile home; two additional wells are on site, though their status is unknown.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    San Saba
    County
    San Saba
    State
    Texas
    Longitude
    -98.850755
    Latitude
    31.399594

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    FAQs

    What type of property is this?
    Ranch - Rolling Hill Country ranch with cross-fenced grazing, hay production, hunting amenities, and multiple water features.
    Where is this ranch located?
    The property is located at 16101 FM 500 San Saba, TX.
    What is the asking price?
    The asking price for this property is $3,395,000.
    What are key features of this property?
    This property features: 485‑acre Hill Country ranch just south of the Colorado River and Regency Bridge; Well‑maintained road runs through the property for access to 2 blinds, 2 sling feeders, a protein feeder, a hog trap, and 5 tanks; Cross‑fenced for rotational grazing with primarily low fencing (net and barbed wire) and gate access
    (817) 219-2366
    We can help!
    Listing Contact
    Donna Jefferies
    Real Estate License ID: 0619918
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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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