5-Home Wimberley Compound | Turnkey STR Portfolio or Private Estate | 2.45 Unrestricted Acres

Highlights

• Established Revenue Platform: 5 furnished homes with booking systems, 31K+ Instagram, automated operations generating income to offset costs
• Complete Use Flexibility: Operate all units for revenue, reserve select homes for personal use, or transition to private family compound
• Premium Brand Positioning: Commands $341 ADR vs $306 market average (11% premium) demonstrating quality and demand
• Professional Infrastructure: Commercial septic, well system with backup pumps, UV treatment, $130K+ invested in turnkey systems
• Turnkey Operations: Direct booking platform, automated communications, professional cleaning/maintenance teams, vendor relationships transfer
• Strategic Location: 5 min to downtown Wimberley, 45 min to Austin, 1 hour to San Antonio in year-round Hill Country destination
• Established Market Position: 31K+ Instagram, hundreds of reviews, years of brand development create recognition advantage
• Expansion Ready: 2.45 unrestricted acres enable 40-60% revenue growth through additional units or enhanced amenities
• Multiple Exit Strategies: Operate for income, hybrid personal/revenue use, convert to private estate, or resell with established platform
• Proven Systems: Historical data available under CA; suited for lifestyle asset with income offset vs. pure investment returns
• Recent Capital Investment: $200K-$250K in improvements completed 2025 (all roofs, siding, deck/fence refinishing) eliminates deferred maintenance
• Expansion Land Adjacent: .96-acre unrestricted parcel available separately; combined 3.41 acres enables portfolio growth to 7-8 homes, enhanced amenities, or strategic privacy buffer

Description

THE OPPORTUNITY
Rare opportunity to acquire an established 5-home hospitality property on 2.45 unrestricted acres in Wimberley with complete operational flexibility. This turnkey compound generates revenue to offset ownership costs while providing personal use flexibility—a unique combination rarely available in Hill Country real estate.
Recently enhanced with $200K-$250K in capital improvements (all roofs, siding, deck/fence refinishing), this established 5-home compound is positioned to capture Wimberley's strong market growth with fresh infrastructure and eliminated maintenance backlog.
Unlike traditional income properties requiring pure financial returns, this represents a lifestyle asset with income optionality on your terms. Generate rental revenue from all units, reserve select homes for personal use while operating others, or transition entirely to private family compound.

THE PORTFOLIO
Five architecturally distinctive homes (4,504 total sf), each fully furnished with curated European antiques, custom artwork, and premium amenities:
- The Farmhouse (1,400 sf, 3bed/2bath): Primary gathering space with open concept, expansive deck, fire pit. Sleeps 6.
- The Treehouse (707 sf): Top performer with elevated cedar post design, full kitchen, wraparound deck. Commands premium rates. Sleeps 4.
- The Cottage (1,152 sf, 1bed/1bath): Two-story character charm with main floor living, additional space above. Sleeps 4.
- The Pink House (915 sf): Instagram-famous aesthetic with custom murals drives social media engagement and direct bookings. Sleeps 4.
- The Artsy Cabin (330 sf): Intimate couples retreat with highest margin per square foot. Sleeps 2.

ESTABLISHED BRAND & OPERATIONS
Direct booking website with proven traffic, 38,500+ Instagram followers, 8,000+ Facebook community, TikTok and hundreds of 5-star reviews create brand presence that transfers with sale.
Automated systems minimize owner involvement: Guest communications, dynamic pricing, digital marketing, professional cleaning team, established maintenance vendors.
Property commands 11% premium over market average daily rates ($341 vs $306 Wimberley average), demonstrating quality positioning and guest demand.

PROFESSIONAL INFRASTRUCTURE
Commercial-grade systems eliminate typical vacation rental challenges:
Well house with primary and backup pumps plus UV water treatment. 4,000-gallon water storage ensures reliable supply. Commercial septic (6 tanks) handles multi-home capacity. Three storage sheds, garden shed, dedicated laundry facility support operations. All utilities fully developed and permitted.

STRATEGIC EXPANSION OPPORTUNITY
Adjacent .96-acre unrestricted parcel currently available in market, creating potential for 3.41-acre hospitality campus. Combined land enables strategic growth opportunities: Add 2-3 additional rental homes to create 7-8 unit portfolio with increased revenue capacity. Develop pool, spa, and entertainment amenities to enhance guest experience and command premium rates. Create event venue space for weddings and corporate retreats. Establish privacy buffer preventing competitive development. Enhanced outdoor recreation, gardens, or equestrian facilities. Rare opportunity to control significant unrestricted acreage in Wimberley's supply-constrained market 5 minutes from downtown. Adjacent parcel available through separate listing—acquisition enables strategic land assembly for buyers seeking material expansion capability.

OPERATIONAL FLEXIBILITY
Pure Income: Continue rental operations with professional management, minimal owner involvement.
Hybrid Model: Reserve 2-3 homes for personal use, generate revenue from remaining units to offset ownership costs.
Gradual Transition: Increase personal use over time as family needs evolve while maintaining income from select units.
Private Compound: Convert entirely to multi-generational family estate, systems remain valuable for property management.

EXPANSION POTENTIAL
2.45 unrestricted acres with no HOA enable multiple growth strategies:
Add 2-3 rental units to increase revenue capacity 40-60%. Develop pool, spa, entertainment amenities to enhance guest experience and justify rate increases. Create event space for weddings and corporate retreats. Transition acreage to personal use—gardens, recreation, additional family homes.
Strategic Land Assembly Opportunity: Adjacent .96-acre unrestricted parcel available separately; combined 3.41 acres enables significant portfolio expansion

MARKET ADVANTAGES
Wimberley's sustained tourism appeal and proximity to Austin/San Antonio (45 min and 1 hour respectively) create year-round demand. Property's location outside city limits on unrestricted land provides operational simplicity without CUP requirements.
$200K-$250K in capital improvements completed August 2025 position property for strong performance. All roofs replaced, new siding on Cottage, complete deck and fence refinishing eliminate deferred maintenance and provide fresh presentation for enhanced guest experience and reviews.
Established brand presence with 31K+ Instagram following, hundreds of reviews, and years of market positioning create recognition difficult for new entrants to replicate quickly. Property's premium ADR positioning above market averages demonstrates guest willingness to pay for quality.
Wimberley market grew 16% in 2024. Property now positioned to capture continued growth with refreshed infrastructure and eliminated maintenance backlog. 2025 revenue reflects strategic offline period for improvements rather than market performance issues.

RECENT CAPITAL IMPROVEMENTS (2025)
$200K-$250K in major improvements completed August 2025, positioning property for optimal performance:
-All roofs replaced across five homes (full property coverage)
-New siding installed on Cottage
-Complete refinishing of all decks and fencing throughout property
-Fresh paint and stain across exterior improvements

Operational Optimization (Q3-Q4 2025):
- Recent operational refinements position property for improved margins and guest experience:
-New professional cleaning service relationship established, reducing operational costs while maintaining quality standards
-Enhanced concierge chef partnership now generating net revenue (chef compensates property for booking access, guests pay chef directly for experiences)
-Expanded digital marketing initiatives driving increased direct traffic and brand awareness
Property taken offline during peak August season to complete comprehensive upgrades without disruption to guest experience. Improvements eliminate deferred maintenance concerns and operational enhancements create margin improvements for new owner.

STRATEGIC TIMING NOTE: 2025 revenue reflects intentional offline period for improvements rather than market weakness. Recent operational optimizations combined with refreshed infrastructure position property to capture Wimberley's strong market growth (16% in 2024).

FINANCIAL STRUCTURE
Historical operational data available to qualified buyers under Confidentiality Agreement. Property suited for buyers seeking Hill Country lifestyle asset with income offset capability rather than traditional investment requiring specific cap rate returns.

IDEAL BUYERS
Multi-generational families seeking compound with income flexibility. High-net-worth individuals wanting Hill Country retreat that generates offsetting revenue. Experienced hospitality operators seeking hybrid personal use and income. Family offices valuing lifestyle assets with multiple exit strategies. Buyer acquires recently upgraded asset ($200K-$250K in 2025 improvements) without immediate capital investment requirements. Fresh roofs, siding, decks, and fencing eliminate maintenance concerns and position property for strong near-term performance.

This represents years of infrastructure investment, brand development, and operational refinement in finished, transferable form. Properties combining established hospitality operations, professional infrastructure, expansion-ready unrestricted acreage, and complete use flexibility in premier Hill Country locations rarely become available.

WIMBERLEY STR MARKET OPPORTUNITY
Wimberley represents one of Texas Hill Country's strongest short-term rental markets, driven by consistent year-round tourism demand and limited inventory. Located 45 minutes from Austin (metro population 2.3M) and 1 hour from San Antonio (metro 2.6M), the market benefits from strong weekend leisure travel and corporate retreat demand.

MARKET FUNDAMENTALS:
Year-round destination with peak seasons (spring/summer/fall) and strong holiday occupancy
Limited STR inventory due to restrictive zoning in surrounding areas creates competitive advantage
Established tourism infrastructure: Blue Hole Regional Park, Wimberley Square, local wineries, dining
Strong event calendar drives mid-week occupancy: Market Days (1st Saturday), festivals, art shows
Premium pricing power during peak weekends and holidays vs. comparable Hill Country markets
Growing Instagram/social media destination appeal increases direct booking potential

COMPETITIVE POSITIONING:
This portfolio benefits from established brand recognition (31K+ Instagram), direct booking platform minimizing OTA fees, and unrestricted land allowing expansion—advantages difficult for new market entrants to replicate. The property's proximity to downtown (5 minutes) provides guest convenience while maintaining privacy and space for operations.

INVESTMENT THESIS:
Rising income trends demonstrate market strength. Expansion potential (2.45 unrestricted acres) provides value-add opportunity to increase revenue 40-60% through additional units or amenities. Wimberley's sustained tourism growth and limited competitive supply support long-term appreciation and cash flow stability.
Adjacent .96-acre unrestricted parcel currently available creates unique land assembly opportunity for buyers seeking expansion capability. Combined 3.41 acres represents rare concentration of unrestricted land near downtown Wimberley, enabling strategic control of material acreage in increasingly constrained Hill Country market.