Winery and Tasting Room
For Sale
$4,500,000
315 Ranch Road 1376, Fredericksburg, TX 78624
Established winery offering tasting room, restaurant space, climate-controlled storage, and on-site vineyard acreage.
Property Size13,000 SF
Lot Size20.00 Acres
Price / SF$346.15
Days on Market222
Property Features for 315 Ranch Road 1376
General Information
Standard status
Active
Size
13,000 SF
Lot size
20.00 Acres
Property subtype
General Commercial
Additional Details
Business Included
Yes
Amenities
Central Air
3
Gravel.
563x1400
Building Details
Year Built
2023
Listing Agency:
Lake Life Team-eXp Realty
(325) 388-4565
Listed By:
Bailey Pippenger Heinatz · License #0709555
(512) 694-0701
Source:
Xome
Added: Jan 29
Changed: Sep 1
Last Checked: Sep 8 at 3:37AM
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 Lake Life Team-eXp Realty
Investment Insights
Based on property information with market context.
Longhorn Cellars is an established winery with an on-site tasting room and restaurant. The property includes a 10,000+ square foot building with the tasting room and customer restrooms. A newly built 13,000 square foot building houses the Wranglers restaurant, employee bathrooms, small office space, climate-controlled wine storage, a chemistry lab room, a barrel room, and a private wine library.
The site also features a 1,200 square foot apartment and approximately 3,000 square feet of additional climate-controlled storage. There are about 5 acres of vineyard on site and five loafing sheds at the rear of the property for Longhorns, with four Longhorns (two standard and two mini) that can convey as well. An outdoor pavilion with a concrete floor supports guest seating, and the grounds are described as maintained for entertaining.
Seller terms are noted as flexible regarding lease/purchase arrangements.
The site also features a 1,200 square foot apartment and approximately 3,000 square feet of additional climate-controlled storage. There are about 5 acres of vineyard on site and five loafing sheds at the rear of the property for Longhorns, with four Longhorns (two standard and two mini) that can convey as well. An outdoor pavilion with a concrete floor supports guest seating, and the grounds are described as maintained for entertaining.
Seller terms are noted as flexible regarding lease/purchase arrangements.
Key Highlights
- 20+/- acre Fredericksburg, TX property with established Longhorn Cellars winery, tasting room, small vineyard, and restaurant space
- 10,000+ SF building includes tasting room and customer restrooms
- New 13,000 SF building with restaurant area plus climate‑controlled wine storage, chemistry lab room, barrel room, and private wine library
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
$235,219
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
5.23%
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%
$4,704,380
$4.7M
Cap Rate 7%
$3,360,271
$3.4M
Cap Rate 9%
$2,613,544
$2.6M
Market Conditions
NOI Build-Up for 13,000 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
$325.0K $25.00/SF
− Vacancy
−$11.4K −$0.88/SF
EGI
$313.6K $24.13/SF
− OpEx
−$78.4K −$6.03/SF
NOI
$235.2K $18.09/SF
Area
Gillespie County, TX
Vacancy
3.50%
Lease Rate
$25.00 /SF/Yr
Expense Ratio
25.00%
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%
$4,704,380
Cap Rate 7%
$3,360,271
Cap Rate 9%
$2,613,544
Alternative Uses
Best Use
Specialty Retail
$3.36M
$2.94M – $3.92M
NOI $235,219 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$9.84M
$8.61M – $11.49M
NOI $689,130 @ 7.0% cap · market cap 15.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 78624, TX
23,080
Population
12,421
Households
1.9
Avg Household Size
52
Median Age
37%
College-Educated
89%
High-School Grad
742.3 sq mi
ZIP Area
31
Density / Sq Mi
$67,987
Median Household Income
$37,047
Median Earnings
$1,347
Median Rent
$439,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Vineyard - Established winery offering tasting room, restaurant space, climate-controlled storage, and on-site vineyard acreage.
Where is this vineyard located?
The property is located at 315 Ranch Road 1376 Fredericksburg, TX.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 20+/- acre Fredericksburg, TX property with established Longhorn Cellars winery, tasting room, small vineyard, and restaurant space; 10,000+ SF building includes tasting room and customer restrooms; New 13,000 SF building with restaurant area plus climate‑controlled wine storage, chemistry lab room, barrel room, and private wine library
