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    Hill Country Acreage with Paved Road Access Title is generated by Realmo AI

    8715 FM 1796, D Hanis, TX 78850

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    Claim this Listing
    New
    For Sale
    $250,000

    LAND - Dhanis, TX

    Lot size:
    20.02 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 4:06 am

    Property Features for 8715 FM 1796

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    20.02 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4060

    We can help!

    Listing Contact
    Charles Gafford

    Listing agent Charles Gafford

    Listing office Keller Williams City-View 15510 Vance Jackson Rd, San Antonio, TX

    Listing date Jun 3, 2026

    MLS# 1971545 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

    • 20.015‑acre property in the 1796 Ranches subdivision off FM 1796 in D’Hanis
    • Land features mature oak trees, open meadows, and level terrain
    • Paved road access and electricity plus high‑speed fiber optic internet brought to the front of the property
    • Gated subdivision entry
    • Horses allowed
    • No water on site; buyers will need to install a private well and septic system

    Overview

    This 20.015-acre property in a gated subdivision is set up for flexible rural living, with a mix of mature oak trees, open meadows, and level terrain. The land offers paved road access and utilities brought to the front of the property, including electricity and high-speed fiber optic internet. Horses are allowed, and the natural setting includes wildlife and wide, open Texas skies. No water is currently on site, and buyers will need to install a private well and septic system.

    The property is located off FM 1796 in D’Hanis within the 1796 Ranches subdivision in Medina County. It also has the combination of privacy and convenient access expected in Hill Country acreage, with nearby outdoor recreation referenced in the area, including access to Garner State Park and several local rivers.

    For buyers considering a future custom home or a weekend retreat, the mix of meadows and tree cover provides multiple possible building sites on level ground. For those seeking recreational use, the property’s acreage and rural surroundings support activities like hiking, floating, camping, fishing, and exploring the Hill Country. Long-term owners also have the option to hold the land while planning utilities and improvements, using the existing utility service at the front as a starting point.
    Property Profile Location Intelligence

    Current Use by Public Records

    Sky view ranch Housing Complex

    Map

    City
    D Hanis
    County
    Medina
    State
    Texas
    Longitude
    -99.382007
    Latitude
    29.463184

    Nearby Similar for Sale

    • $1,327,992

      221 Acre Medina County Ranch

      Versatile South Texas ranch with hunting habitat and native pastureland.
      FM 1796, Dhanis, TX 78850
      View Details
    • $367,200

      Unrestricted Land in D'Hanis, Texas

      22.95 acres of unrestricted land, fenced, with water meter.
      Co Rd 4201, D'Hanis, TX 78850
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Privately positioned acreage in a gated ranch subdivision with electricity and fiber to the front and horses allowed.
    Where is this agricultural land / farmland located?
    The property is located at 8715 FM 1796 D Hanis, TX.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: 20.015‑acre property in the 1796 Ranches subdivision off FM 1796 in D’Hanis; Land features mature oak trees, open meadows, and level terrain; Paved road access and electricity plus high‑speed fiber optic internet brought to the front of the property
    (210) 696-9996
    We can help!
    Listing Contact
    Charles Gafford
    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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