Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Texas Hill Country Land Title is generated by Realmo AI

    5 Clearwater, Boerne, TX 78006

    View on Map
    Claim this Listing
    For Sale
    $325,000

    5+ acre land near Comfort, Texas with river access.

    Type:Farm Ranch / Farm/Ranch
    Lot size:
    5.00 Acres
    Added:
    May 17, 2026
    Days on Market:
    17
    Last Refresh:
    May 18 at 8:58 pm

    Property Features for 5 Clearwater

    General Information

    Standard status
    Active
    Lot size
    5.00 Acres
    Property subtype
    Farm Ranch / Farm/Ranch

    We can help!

    Listing Contact
    Zachary Biermann

    Listing agent Zachary Biermann License #0706394

    Listing office Texas Landmen

    Listing date May 17, 2026

    Source Compass

    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 Texas Landmen

    HighLights

    • Owner financing available with 10% down, making land ownership more accessible.
    • Private Guadalupe River park access for residents, offering recreational activities like fishing, kayaking, and swimming.
    • 5+ acre lot in a sought‑after river community, providing ample space and a Hill Country lifestyle.
    • Thoughtfully crafted restrictions to preserve the community's beauty and long‑term integrity.
    • Conveniently located 5 minutes from Comfort, 20 minutes from Boerne, and 40 minutes from San Antonio, balancing privacy and accessibility to amenities.
    • Designed to complement the surrounding landscape, allowing individuality and freedom in home design.

    Overview

    This 5+ acre piece of Texas Hill Country land is located in a sought-after river community near Comfort, Texas. Restrictions are in place to preserve the beauty and long-term integrity of the community. Ownership includes access to a private Guadalupe River park. The park features a fire pit and improved steps down to the water. The location is 5 minutes from Comfort, 20 minutes from Boerne, and approximately 40 minutes from San Antonio, offering a blend of privacy and convenience with easy access to restaurants, wineries, shopping, and everyday amenities. The community balances privacy, natural beauty, and sensible planning. The private Guadalupe River park serves as a gathering place where neighbors become friends and families reconnect outdoors. The river park is shaded by pecan and cypress trees, creating an atmosphere ideal for fishing, kayaking, swimming, or relaxing along the bank. Owner financing may be available to qualified purchasers, subject to seller approval.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Boerne
    County
    Kendall
    State
    Texas
    Longitude
    -98.758
    Latitude
    29.8239

    Nearby Similar for Sale

    • $549,000
      240 SF

      Boerne Ranch Property Opportunity

      Private 10.684-acre Hill Country ranch property in Boerne, TX.
      132 Fm 474, Boerne, TX 78006
      View Details
    • $759,000
      507 SF

      Versatile Land on FM 3351

      12.5-acre tract ideal for commercial or residential use.
      944 Fm 3351, Boerne, TX 78006
      View Details
    • $795,000
      4,710 SF

      Boerne Multifamily Investment Opportunity

      Four-unit property in Boerne, TX, near I-10.
      1000 Diamond Dr (Unit 3201-3204), Boerne, TX 78006
      View Details
    • $374,777
      1,568 SF

      Boerne Land with River Access

      Nearly 6-acre property with utilities, ready for development.
      117 Emerald Hill, Boerne, TX 78006
      View Details
    • $5,400,000
      2,261 SF

      Texas Hill Country Ranch Estate

      Historic ranch with live water, abundant wildlife, and refined living.
      149 Bloodhound Trail, Boerne, TX 78006
      View Details
    • $550,000

      Boerne, TX Commercial Land

      Commercial lot with development potential in Boerne, Texas.
      Ogrady, Boerne, TX 78006
      View Details
    • $560,000

      Boerne, TX 5-Acre Land

      5-acre property near Boerne, TX, ideal for custom home.
      42 Rust Ln, Boerne, TX 78006
      View Details
    • $560,000

      5-Acre Land in Boerne, TX

      Untouched 5-acre parcel perfect for custom home or ranch.
      42 Rust Ln, Boerne, TX 78006
      View Details
    • $245,000

      Residential Redevelopment Land

      Moderate-density lot with utility access and substantial Ebner Street frontage for residential redevelopment.
      311 Ebner, Boerne, TX 78006
      View Details
    • $695,000

      Hill Country Homesite with Panoramic Views

      Premier homesite in Cordillera Ranch with stunning views.
      6 Meridian, Boerne, TX 78006
      View Details
    • $850,000

      Residential Land in Fair Oaks

      Large corner lot in desirable Fair Oaks Ranch area.
      31304 JODHPUR DR, Boerne, TX 78015
      View Details
    • $575,000

      Cordillera Ranch Golf Course Lot

      1.74-acre golf course lot in Cordillera Ranch.
      Clubs Dr lot: 20, Boerne, TX 78006
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 5+ acre land near Comfort, Texas with river access.
    Where is this agricultural land / farmland located?
    The property is located at 5 Clearwater Boerne, TX.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: Owner financing available with 10% down, making land ownership more accessible.; Private Guadalupe River park access for residents, offering recreational activities like fishing, kayaking, and swimming.; **5+ acre lot in a sought‑after river community, providing ample space and a Hill Country lifestyle.**
    (830) 353-1164
    We can help!
    Listing Contact
    Zachary Biermann
    Real Estate License ID: 0706394
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    5 Clearwater, Boerne, TX 78006
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!