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    Homesite with Canyon Lake Views Title is generated by Realmo AI

    351 STARLING PASS, Spring Branch, TX 78070

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    For Sale
    $220,000

    LAND - Spring Branch, TX

    Property size:
    169,884 SF
    Lot size:
    3.90 Acres
    Price / SF:
    $1.30/SF
    Added:
    May 29, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 4 at 9:06 am

    Property Features for 351 STARLING PASS

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RESIDENTIAL
    Standard status
    Active
    Size
    169,884 SF
    Lot size
    3.90 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3007

    We can help!

    Listing Contact
    Scott Jauregui

    Listing agent Scott Jauregui

    Listing office Keller Williams Legacy 1102 E Sonterra Blvd Ste 106, San Antonio, TX

    Listing date May 29, 2026

    MLS# 1970390 Listing URL

    Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Breathtaking North Canyon Lake and Texas Hill Country views.
    • Access to premier resort‑style amenities including multiple swimming pools, sports courts, walking trails, and a community center.
    • Multiple potential build sites offering flexibility in design and elevation.
    • Located in the highly sought‑after Mystic Shores community.
    • Access to lake with boat ramp.
    • Privacy and natural beauty with mature trees and a scenic trail leading to a level building area.

    Overview

    This exceptional 3.9-acre homesite is located in the sought-after Mystic Shores community and offers panoramic views of North Canyon Lake and the Texas Hill Country. The property is surrounded by mature trees and offers multiple potential build sites, allowing flexibility to maximize the scenery from various elevations, including the possibility for a lower-level build or basement design. A scenic trail leads to a level building area and seasonal dry creek bed. Residents enjoy resort-style amenities including 4 parks, lake access with boat ramp, multiple swimming pools, sports courts, walking trails, a community center, playgrounds, RV/boat storage, restroom facilities, and a 140-acre private nature preserve. Utilities are available at the road, and quality building restrictions help protect long-term value. The property is located in Spring Branch, Texas, within Comal County. The property's size is 169884 square feet. The zoning is residential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Spring Branch
    County
    Comal
    State
    Texas
    Longitude
    -98.305229
    Latitude
    29.91881

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    FAQs

    What type of property is this?
    Residential land & home lot - Exceptional homesite in Mystic Shores with panoramic views.
    Where is this residential land & home lot located?
    The property is located at 351 STARLING PASS Spring Branch, TX.
    What is the asking price?
    The asking price for this property is $220,000.
    What are key features of this property?
    This property features: Breathtaking North Canyon Lake and Texas Hill Country views.; Access to premier resort‑style amenities including multiple swimming pools, sports courts, walking trails, and a community center.; Multiple potential build sites offering flexibility in design and elevation.
    (210) 482-3200
    We can help!
    Listing Contact
    Scott Jauregui
    Request Owner's contact information
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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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