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    Live Water River Ranch Land Title is generated by Realmo AI

    4900 Tx-71, Voca, TX 76887

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    Claim this Listing
    For Sale
    $1,950,000

    LAND - Other - TX

    Lot size:
    115.80 Acres
    Added:
    Feb 12, 2026
    Days on Market:
    112
    Last Refresh:
    Jun 4 at 2:06 am

    Property Features for 4900 Tx-71

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Brush, Cleared
    Fencing
    Perimeter
    Standard status
    Active
    APN
    28851
    Lot size
    115.80 Acres

    Taxes and HOA fees

    Tax Description
    1389 157VOGEL L
    Tax Annual Amount
    196

    Utilities

    Water source
    Well
    Water front features
    River Front, Waterfront, Creek
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Amanda Andrews
    Amanda Andrews

    Listing agent Amanda Andrews License #0486794

    Listing office Thousand Hills Realty Llano, TX

    Listing date Feb 12, 2026

    MLS# 21084133 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 115‑acre ranch with live water features including San Saba River Frontage and waterfront/creek areas
    • 3800+ feet of San Saba River frontage, with cleared access to portions of the river
    • Fenced on 4 sides with perimeter fencing and two entrances from Highway 71
    • Water well on site producing 100 gpm, with electricity and agricultural exemption for property taxes in place
    • Terrain includes rolling elevations from about 1500 ft near the water up to about 1590 ft, plus hilltop views
    • Rolling meadows and native trees including live oaks, shin oaks, native pecan, and mesquite along the riverbanks

    Overview

    High View River Ranch offers live water riverfront land in central Texas with more than 3,800 feet of San Saba River frontage. The property is rectangular, fenced on four sides, and includes two entrances from Highway 71. Rolling terrain runs from approximately 1,500 feet near the water to highs around 1,590 feet, with scenic meadows and multiple hilltop views. Mature live oaks, shin oak, native pecan, and mesquite help create a private, park-like feel along the riverbanks.

    The ranch is located in Voca, Texas, on Highway 71 between Llano and Brady. It sits in a practical gateway position to area destinations and includes cleared access to portions of the river. A roadway runs across the length of the ranch to support ATV and vehicle travel, helping you reach different features of the property.

    This land is well suited for buyers looking for a true river ranch experience, including outdoor recreation such as hunting and fishing, and potential uses like a private residential retreat or an event-oriented setting. With an agricultural exemption already in place, along with electricity and an on-site water well rated at 100 gpm, the property provides a solid foundation for planning how you want to use the acreage.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Voca
    County
    McCulloch
    State
    Texas
    Longitude
    -99.207798
    Latitude
    31.010543

    FAQs

    What type of property is this?
    Ranch - Ranch land with extensive river frontage, fenced access, and well-supported agricultural setup for recreational or residential use.
    Where is this ranch located?
    The property is located at 4900 Tx-71 Voca, TX.
    What is the asking price?
    The asking price for this property is $1,950,000.
    What are key features of this property?
    This property features: 115‑acre ranch with live water features including San Saba River Frontage and waterfront/creek areas; 3800+ feet of San Saba River frontage, with cleared access to portions of the river; Fenced on 4 sides with perimeter fencing and two entrances from Highway 71
    (512) 619-1746
    We can help!
    Listing Contact
    Amanda Andrews
    Amanda Andrews
    Real Estate License ID: 0486794
    Learn More
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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.

    More about this property
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