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    Multimedia Production Campus in Texas Title is generated by Realmo AI

    3711 FM484, Canyon Lake, TX 78133

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    Premier multimedia production campus in the heart of Texas Hill Country.

    Type:Business for Sale, Hospitality, Industrial, Land, Special Purpose
    Lot size:
    8.25 Acres
    Added:
    Feb 24, 2026
    Days on Market:
    82
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 3711 FM484

    General Information

    Standard status
    Active
    Lot size
    8.25 Acres
    Property subtype
    Business for Sale, Hospitality, Industrial, Land, Special Purpose

    We can help!

    Listing Contact
    Joe Dowdle

    Listing agent Joe Dowdle License #TX #535928

    Listing office JLL - Austin, Texas

    Listing date Feb 24, 2026

    Source Crexi

    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 JLL - Austin, Texas

    HighLights

    • Premier multimedia production campus in the Texas Hill Country.
    • Turnkey facility with state‑of‑the‑art Firefly Sound Studio and Dragonfly Media Studio.
    • Convenient access to Austin and San Antonio, with proximity to both major airports.
    • Includes two luxury on‑site apartment suites for artists, and one bedroom suite with first floor kitchen.
    • Fully equipped for high‑end audio and visual production, including live‑streaming capabilities.
    • Situated on a serene 8.25‑acre retreat.

    Overview

    The Studios at Fischer is a multimedia production campus situated on 8.25 acres in Fischer, Texas, within Comal County, at the southwest intersection of FM 32 and FM 484. The location provides access to Austin and San Antonio, with Austin-Bergstrom International Airport 57 miles away and San Antonio International Airport 42 miles away. The property features Firefly Sound Studio and Dragonfly Media Studio. Firefly Sound Studio is a recording facility with two control rooms. Studio A features a 32-channel Discrete Neve console, while Studio B is equipped with a 48-channel SSL Duality ProStation console. The studio complex includes a live room, an equipment inventory, two on-site apartment suites for artists, and one bedroom suite with first floor kitchen. Dragonfly Media Studio is a soundstage and motion capture studio equipped for video productions, music videos, and commercials, featuring a 36' x 24' x 16' cyclorama wall, a lighting grid, and digital cinema and grip equipment. The property's audio and visual production capabilities, on-site accommodations, and accessible location make it suitable for the film, television, and music industries of central Texas.
    Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Hotel & Motel Department Store HVAC Service Grocery & Convenience Store Grocery & Convenience Store Furniture & Home Goods (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Canyon Lake
    County
    Comal
    State
    Texas
    Longitude
    -98.2634208
    Latitude
    29.9723443

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    FAQs

    What type of property is this?
    Specialty property - Premier multimedia production campus in the heart of Texas Hill Country.
    Where is this specialty property located?
    The property is located at 3711 FM484 Canyon Lake, TX.
    What are key features of this property?
    This property features: Premier multimedia production campus in the Texas Hill Country.; Turnkey facility with state‑of‑the‑art Firefly Sound Studio and Dragonfly Media Studio.; Convenient access to Austin and San Antonio, with proximity to both major airports.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Joe Dowdle
    Real Estate License ID: TX #535928
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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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