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    Gonzales County Grazing Ranch Title is generated by Realmo AI

    FM 77, Nixon, TX 78140

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    Claim this Listing
    For Sale
    $3,790,915

    LAND - Nixon, TX

    Lot size:
    445.99 Acres
    Added:
    Apr 14, 2026
    Days on Market:
    52
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for FM 77

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    6590, 6595
    Lot size
    445.99 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    257 WADE HORTON
    Tax Annual Amount
    749

    Utilities

    Sewer type
    Septic Needed
    Water source
    Private, Well

    We can help!

    Listing Contact
    Garen Reese

    Listing agent Garen Reese License #0661060

    Listing office Garen Reese, REALTOR PO BOX 1695, Gonzales, TX

    Listing date Apr 14, 2026

    MLS# 610536 Listing URL

    Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 446+/- acres in Gonzales County near Nixon with frontage along FM 77
    • Set up for grazing with open pasture, native grasses, and an efficient cattle‑operation layout
    • Low‑fenced perimeter with barbed wire and working cattle pens on site
    • Two livestock ponds plus a wet‑weather creek/draw running the length of the property
    • Private well (Queen City Aquifer) supplies water for livestock use; septic needed
    • Agricultural exemption in place; access via FM 77 with internal ranch roads and a manual gate entry

    Overview

    Cattle Country Ranch, spanning 446+/- acres, is available in Gonzales County near Nixon, Texas, featuring frontage on FM 77. Designed for grazing, the property includes open pasture, native grasses, and a layout conducive to cattle operations. The terrain is characterized by flat to gently rolling land with a mix of open pasture and native grasses suitable for livestock. The layout facilitates efficient cattle movement and daily ranch activities. Currently used for grazing, the property benefits from an agricultural exemption. The perimeter is secured with low barbed wire fencing, and a set of working cattle pens is in place. Water resources include two livestock ponds and a wet-weather creek or draw that extends the length of the property, providing natural drainage and seasonal water flow. A private water well, drawing from the Queen City Aquifer, provides water for livestock. Access is available via FM 77, with internal ranch roads providing coverage throughout the property. Entry is through a manual gate. The surrounding area supports long-term agricultural use.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Nixon
    County
    Gonzales
    State
    Texas
    Longitude
    -97.715725
    Latitude
    29.285015

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    FAQs

    What type of property is this?
    Ranch - 446+/- acre ranch near Nixon, TX, ideal for cattle operations.
    Where is this ranch located?
    The property is located at FM 77 Nixon, TX.
    What is the asking price?
    The asking price for this property is $3,790,915.
    What are key features of this property?
    This property features: 446+/- acres in Gonzales County near Nixon with frontage along FM 77; Set up for grazing with open pasture, native grasses, and an efficient cattle‑operation layout; Low‑fenced perimeter with barbed wire and working cattle pens on site
    (830) 857-3114
    We can help!
    Listing Contact
    Garen Reese
    Real Estate License ID: 0661060
    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.

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