Boutique Wedding Venue and
For Sale
$2,598,000
394 Ranch Rd 1376 Rd, Fredericksburg, TX 78624
A turnkey Hill Country property with guest accommodations and a pavilion for events on 13.86 acres.
Property Size4,155 SF
Lot Size13.86 Acres
Price / SF$625.27
Days on Market53
Property Features for 394 Ranch Rd 1376 Rd
General Information
Standard status
Active
Size
4,155 SF
Lot size
13.86 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Listing Agency:
Reata Ranch Realty, LLC
(325) 347-4702
Listed By:
Michele Smith · License #TREC#0546840
(325) 347-4702
Source:
Elliman
Added: Jun 10
Changed: Jul 10
Last Checked: Aug 1 at 3:59AM
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 Reata Ranch Realty, LLC
Investment Insights
Based on property information with market context.
This established boutique wedding venue and income-producing BnB is set on 13.86 acres and built with locally sourced limestone, cedar, and reclaimed shiplap details. The property includes two guest residences, each offering 2-bedroom suites, for on-site lodging. Event features center on a pavilion designed to seat approximately 60 guests, with exposed beams, separate “his and her” bathrooms, a floor-to-ceiling stone fireplace, and a catering prep area. Large sliding doors open to a courtyard setting, designed for evening sunset views.
Located between Fredericksburg and Luckenbach along the Hill Country Wine Corridor near Hwy 290, the property is positioned for destination visitors and event guests. Additional site and utility capacity includes oversized septic systems and a 60 gpm well. TxDot has verbally given the seller a pre-approval for distance requirements if a new owner wishes to install a commercial entrance.
The configuration supports continued operation as a wedding venue and BnB, or a change to a private compound, winery, tasting room, or event center. With the property being sold fully furnished with event inventory, it is well suited for an owner-operator or buyer seeking an event and hospitality use from day one. Detailed financial information is available to serious, qualified buyers upon request.
Located between Fredericksburg and Luckenbach along the Hill Country Wine Corridor near Hwy 290, the property is positioned for destination visitors and event guests. Additional site and utility capacity includes oversized septic systems and a 60 gpm well. TxDot has verbally given the seller a pre-approval for distance requirements if a new owner wishes to install a commercial entrance.
The configuration supports continued operation as a wedding venue and BnB, or a change to a private compound, winery, tasting room, or event center. With the property being sold fully furnished with event inventory, it is well suited for an owner-operator or buyer seeking an event and hospitality use from day one. Detailed financial information is available to serious, qualified buyers upon request.
Key Highlights
- 13.86‑acre Hill Country property operating as a boutique wedding venue and income‑producing BnB between Fredericksburg and Luckenbach
- Two guest residences, each featuring 2 bedroom suites, plus 4,155+/- sq ft of improvements
- Event pavilion for approx. 60 guests with exposed beams, his & her bathrooms, a floor‑to‑ceiling stone fireplace, and catering prep area
Financial Insights For Hotel Hospitality
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $498.6k | $120.00 |
| − Vacancy | −$34.9k | −$8.40 |
| EGI | $463.7k | $111.60 |
| − OpEx | −$243.4k | −$58.59 |
| NOI | $220.3k | $53.01 |
4,155 SF · lease $120.00/SF/yr · vacancy 7.00% · expense 52.50%
Alternative Uses
Best Use
Hotel Hospitality
$3.15M
$2.75M – $3.67M
NOI $220,257 @ 7.0% cap · market cap 8.48%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - A turnkey Hill Country property with guest accommodations and a pavilion for events on 13.86 acres.
Where is this bed & breakfast located?
The property is located at 394 Ranch Rd 1376 Rd Fredericksburg, TX.
What is the asking price?
The asking price for this property is $2,598,000.
What are key features of this property?
This property features: 13.86‑acre Hill Country property operating as a boutique wedding venue and income‑producing BnB between Fredericksburg and Luckenbach; Two guest residences, each featuring 2 bedroom suites, plus 4,155+/- sq ft of improvements; Event pavilion for approx. 60 guests with exposed beams, his & her bathrooms, a floor‑to‑ceiling stone fireplace, and catering prep area
