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    Waterfront Lodge at Turkey Cove Title is generated by Realmo AI

    2386 Colleen Drive, Canyon Lake, TX 78133

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    Premier 17-room waterfront lodge, ideal for hospitality or commercial uses.

    Type:LH, SPEC, MU
    Added:
    Aug 8, 2025
    Days on Market:
    296
    Last Refresh:
    Apr 3 at 4:57 am

    Property Features for 2386 Colleen Drive

    General Information

    Standard status
    Active
    Property subtype
    LH, SPEC, MU

    Building Details

    Year Built
    1972

    We can help!

    Listing Contact
    Patricia Chavez
    Patricia Chavez

    Listing agent Patricia Chavez License #498385, Texas

    Listing office KW Commercial | Heritage

    Listing date Aug 8, 2025

    Source Realnex

    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 KW Commercial | Heritage

    HighLights

    • Premier waterfront lodge with 17 rooms and unbeatable lake views, ideal for hospitality or commercial use.
    • Spacious event hall connected to a fully equipped commercial kitchen, perfect for weddings, corporate events, or catering.
    • High traffic location adjacent to Turkey Cove Boat Ramp #2 with excellent visibility.
    • Turn‑key operation with tastefully decorated, fully furnished guest rooms.
    • Ample outdoor amenities including a large covered patio, multiple decks, picnic areas, and BBQ pits.
    • Seller finance option available and excellent candidate for a 1031 Exchange.

    Overview

    The Lodge at Turkey Cove, a 17-room waterfront lodge, is available for purchase. Located adjacent to Turkey Cove Boat Ramp #2, this property has been owner-operated for 18 years. The lodge offers visibility, high traffic, and lake views, making it suitable for hospitality or commercial uses. The lodge features furnished guest rooms and includes an event hall connected to a commercial kitchen, suitable for weddings, corporate events, music venues, or catering operations. Outdoor amenities include parking, a covered patio, multiple decks, picnic areas, and BBQ pits. The property also includes an RV hookup and is surrounded by residential homes. The lodge is suited for use as a wedding venue, bed and breakfast, mini resort, winery, or retreat center. It is also an excellent candidate for a 1031 Exchange.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Real Estate Agency Auto Repair Shop Hotel & Motel Kitchen & Bath Showroom Clothing & Fashion Store Bed & Breakfast Nursing Home Nursing Home Restaurant

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

    Similar Places Nearby

    • @CanyonLakeTexas — 1792 Patty Dr, Canyon Lake, TX 78133
    • The Lodge At Turkey Cove — 2386 Colleen Dr, Canyon Lake, TX 78133

    Location Insight

    • Map
    • Local Demand
    City
    Canyon Lake
    County
    Comal
    State
    Texas
    Longitude
    -98.224998
    Latitude
    29.861964

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    FAQs

    What type of property is this?
    Bed & breakfast - Premier 17-room waterfront lodge, ideal for hospitality or commercial uses.
    Where is this bed & breakfast located?
    The property is located at 2386 Colleen Drive Canyon Lake, TX.
    What are key features of this property?
    This property features: Premier waterfront lodge with 17 rooms and unbeatable lake views, ideal for hospitality or commercial use.; Spacious event hall connected to a fully equipped commercial kitchen, perfect for weddings, corporate events, or catering.; High traffic location adjacent to Turkey Cove Boat Ramp #2 with excellent visibility.
    (210) 942-7393
    We can help!
    Listing Contact
    Patricia Chavez
    Patricia Chavez
    Real Estate License ID: 498385, Texas
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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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