Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Turnkey Glamping Retreat & Event Venue Title is generated by Realmo AI

    1613 County Road 440, De Leon, TX 76444

    View on Map
    Claim this Listing
    For Sale
    $1,074,999

    21.67-acre glamping retreat and event venue near Palo Pinto.

    Type:Farm
    Lot size:
    21.67 Acres
    Added:
    May 7, 2025
    Days on Market:
    392
    Last Refresh:
    May 29 at 2:18 am

    Property Features for 1613 County Road 440

    General Information

    Standard status
    Active
    Lot size
    21.67 Acres
    Property subtype
    Farm

    Building Details

    Year Built
    2023

    We can help!

    Listing Contact
    Michael Hershenberg
    Michael Hershenberg

    Listing agent Michael Hershenberg License #0668097

    Listing office Real Broker, LLC

    Listing date May 7, 2025

    Source Exitrealty

    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 Real Broker, LLC

    HighLights

    • Turnkey glamping retreat and event venue on 21.67 acres with established branding and digital assets.
    • Proven income‑producing property, generating $24,087 in 2024 with minimal marketing.
    • Located 40 minutes from the new Palo Pinto Mountains State Park, a major tourism driver.
    • Guest‑ready accommodations include casitas, A‑frame cabins, bell tents, and a pop‑up tent area.
    • Enjoy recreational amenities such as a swimming pond, fishing pond, performance stage, and sports areas.
    • Seller financing available.

    Overview

    Rolling Sky Ranch is a 21.67-acre turnkey glamping retreat and event venue. Located 40 minutes from the new Palo Pinto Mountains State Park, the property has demonstrated earning potential, generating $24,087 in 2024 with minimal marketing. The ranch includes infrastructure, branding, digital assets, and guest-ready accommodations. There are three equipped casitas that sleep 4 to 6 with AC and private decks, three A-frame cabins, and six bell tents that sleep 2 to 8 with memory foam beds. A pop-up tent area can host up to 40 additional guests. Communal amenities include restrooms, patios, fire pits, and flagstone pathways. Experiential highlights feature a natural swimming pond with beach entry and lighting, a fishing pond with kayak and rope swing, and a performance stage for live events. Recreational areas offer volleyball, cornhole, and horseshoes. The property also includes wooded trails, 20+ wildflower varieties, and Freddy’s Melon Patch known for award-winning melons with U-pick or farm-to-table potential. The property is suited for retreats, weddings, festivals, and group bookings.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Big Box & Wholesale Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    De Leon
    County
    Comanche
    State
    Texas
    Longitude
    -98.449175
    Latitude
    32.074653

    Nearby Similar for Sale

    • $535,000
      9,400 SF

      De Leon Retail/Warehouse Opportunity

      Former pecan warehouse with office, retail space, and ample parking.
      117 E Bivar, De Leon, TX 76444
      View Details
    • $900,000
      7,000 SF

      Turnkey Restaurant Opportunity in De Leon

      Thriving Mexican restaurant with living quarters in De Leon, TX.
      424 N Texas Street, De Leon, TX 76444
      View Details
    • $595,000

      Historic Building Event Venue

      Three-story, 14,000+ sq ft venue in historic 1900 building.
      100 N Texas Street, De Leon, TX 76444
      View Details
    • $375,000
      1,436 SF

      Versatile Ranch Retreat on 21 Acres

      Private, gated 21-acre property designed for comfortable living and recreation.
      316 County Road 458, De Leon, TX 76444
      View Details
    • $1,850,000
      4,950 SF

      Texas Ranch with Coastal Fields

      Five-bedroom home on 83 acres with diverse landscape.
      7900 Highway 6, De Leon, TX 76444
      View Details
    • $355,000

      Turnkey Floral and Gift Retail

      Own a 73-year legacy with two connected buildings and a fully equipped design room plus walk-in floral cooler.
      133 N Texas Street, De Leon, TX 76444
      View Details
    • $100,000

      Retail and Office Building

      Original building with new windows and a functional layout, ready for immediate business use in De Leon.
      141 N Texas Street, De Leon, TX 76444
      View Details
    • $1,075,000
      2,098 SF

      81-Acre Ranch with Highway Frontage

      Prime agricultural property with home, creek, and highway access.
      7450 E Hwy 6, De Leon, TX 76444
      View Details
    • $2,100,000
      2,185 SF

      Live Water Ranch in Comanche

      217-acre ranch featuring creek frontage, tanks, and improvements.
      5300 Highway 2247, De Leon, TX 76444
      View Details
    • $1,800,000
      1,860 SF

      De Leon Ranch with Irrigation

      145+ acre ranch with home, sheds, and irrigation.
      351 Highway 2318, De Leon, TX 76444
      View Details
    • $120,000

      Sanctuary and Fellowship Hall Opportunity

      Sanctuary and fellowship hall with potential for community engagement.
      532 N Travis Street, De Leon, TX 76444
      View Details

    FAQs

    What type of property is this?
    Ranch - 21.67-acre glamping retreat and event venue near Palo Pinto.
    Where is this ranch located?
    The property is located at 1613 County Road 440 De Leon, TX.
    What is the asking price?
    The asking price for this property is $1,074,999.
    What are key features of this property?
    This property features: Turnkey glamping retreat and event venue on 21.67 acres with established branding and digital assets.; Proven income‑producing property, generating $24,087 in 2024 with minimal marketing.; Located 40 minutes from the new Palo Pinto Mountains State Park, a major tourism driver.
    (817) 657-2470
    We can help!
    Listing Contact
    Michael Hershenberg
    Michael Hershenberg
    Real Estate License ID: 0668097
    Learn More
    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
    1613 County Road 440, De Leon, TX 76444
    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!