Hill Country Ranch with Hunting
For Sale
$924,500
225 Valley View Dr, Comfort, TX 78013
Farm, Comfort, TX
Property Size3,041 SF
Lot Size31.61 Acres
Price / SF$304.01
Days on Market63
Property Features for 225 Valley View Dr
General Information
Property type
Land
Property subtype
Single Family Residence
Fencing
Perimeter
Subdivision
Lazy Valley Country
Lot features
Ag Exempt, Gentle Rolling, Horse Property, Partially Wooded, Ranch, Secluded
Elementary school
Comfort
Standard status
Active
Size
3,041 SF
Lot size
31.61 Acres
Utilities
Sewer type
Unknown
Water source
Well
Building Details
Year built
2007
Floors in Building
2
Building materials
Rock, Wood Siding
Architectural style
Ranch
Additional Structures
Residence
Listing Agency:
Fore Premier Properties
(830) 257-4000
Listed By:
Laura Fore · License #TREC#0557049
(830) 459-4000
Added: Jun 29
Changed: Aug 19
Last Checked: Aug 30 at 8:06AM
MLS# 124516
Copyright © 2026 Kerrville Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This is a hilltop ranch property on approximately 31.61 acres, positioned at the end of the road and described as one of the highest points in the area. The ranch includes a custom 3,041 square foot residence designed to capture sweeping southeastern Hill Country views. Interior details noted include slate floors, true structural beams, custom 8-foot doors, and stone reportedly harvested from the ranch. The grounds are described as having dramatic changes in elevation, mature oak trees, and access down to lower terrain. Outdoor amenities include a firepit and a hot tub.
The property is characterized by privacy and abundant wildlife, with hunting permitted. The remarks specifically reference whitetail deer, axis, blackbuck, and turkey roaming on the ranch. The ranch is located approximately 20 miles from Kerrville and 16 miles from Comfort, in Kerr County, Texas, and it is described as having end-of-road seclusion supported by nearby high-fence ranches.
For buyers looking for private Hill Country acreage with a residence, this offering combines a custom home with working ranch landscape and hunting allowance. It may also suit operators or land-focused buyers who want a property set up for wildlife and activities consistent with the stated hunting permission, alongside a built-in living space on the site.
The property is characterized by privacy and abundant wildlife, with hunting permitted. The remarks specifically reference whitetail deer, axis, blackbuck, and turkey roaming on the ranch. The ranch is located approximately 20 miles from Kerrville and 16 miles from Comfort, in Kerr County, Texas, and it is described as having end-of-road seclusion supported by nearby high-fence ranches.
For buyers looking for private Hill Country acreage with a residence, this offering combines a custom home with working ranch landscape and hunting allowance. It may also suit operators or land-focused buyers who want a property set up for wildlife and activities consistent with the stated hunting permission, alongside a built-in living space on the site.
Key Highlights
- Extraordinary panoramic views and unmatched privacy on 31 acres.
- Custom 3,041 sq ft residence designed to capture sweeping southeastern views and stunning sunrises.
- Abundant wildlife with hunting permitted.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,095
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.93%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$541,900
$541.9K
Cap Rate 7%
$387,071
$387.1K
Cap Rate 9%
$301,056
$301.1K
Market Conditions
NOI Build-Up for 3,041 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$54.7K $18.00/SF
− Vacancy
−$5.5K −$1.80/SF
EGI
$49.3K $16.20/SF
− OpEx
−$22.2K −$7.29/SF
NOI
$27.1K $8.91/SF
Area
Kendall County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$541,900
Cap Rate 7%
$387,071
Cap Rate 9%
$301,056
Alternative Uses
Best Use
Apartment 5plus
$387.1K
$338.7K – $451.6K
NOI $27,095 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$797.6K
$697.9K – $930.6K
NOI $55,833 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 78013, TX
5,868
Population
2,571
Households
2.3
Avg Household Size
49
Median Age
34%
College-Educated
92%
High-School Grad
226.3 sq mi
ZIP Area
26
Density / Sq Mi
$79,770
Median Household Income
$45,151
Median Earnings
$960
Median Rent
$396,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Ranch - End-of-road hilltop ranch with panoramic views, mature oak cover, and a custom home for private, hunting-focused use.
Where is this ranch located?
The property is located at 225 Valley View Dr Comfort, TX.
What is the asking price?
The asking price for this property is $924,500.
What are key features of this property?
This property features: Extraordinary panoramic views and unmatched privacy on 31 acres.; Custom 3,041 sq ft residence designed to capture sweeping southeastern views and stunning sunrises.; Abundant wildlife with hunting permitted.
