Would you develop this 24-acre Guadalupe River property as cabins, RV park, or hold?

Question

I’d love some feedback from investors on this one.

I have a 24-acre unrestricted property on the Guadalupe River in Kerrville, TX, and I’m evaluating the best use case from an investment standpoint.

Here’s what makes it interesting:

• Unrestricted land (rare for riverfront) • Guadalupe River frontage • Existing cabins with month-to-month income • Strong Hill Country tourism market

I see a few potential paths:

• Short-term rental cabin community
• RV park / glamping concept
• Event venue + lodging
• Hold as a long-term appreciation play

From your experience, which route would you pursue and why?

I’ve run some preliminary numbers and would be happy to share if anyone is interested.

Also open to connecting if this is something that fits your portfolio.

Katie Kane · Answer

@Evan Polaski

I’m the listing agent on it!

And yes—I totally get what you’re saying about the Guadalupe. It’s something any buyer needs to take into account for sure. From what we’ve seen, the recent flood reached about the 100-year flood line on the property. Still something to consider, but there is roughly half of the property at a higher elevation that wasn’t impacted—so there’s definitely usable space to work with.

@Rod Hanks

Also, depending on the development approach, there are still options within flood-prone areas—like non-permanent structures, RV setups, or recreational use—which is why a lot of investors are still interested in properties like this.

And while last year’s flood was incredibly significant, many consider it a very rare event—but of course, that’s something any buyer should fully evaluate during their due diligence.

That said, riverfront here is still highly sought after, especially for the right type of development. It really just depends on how it’s approached.

Evan Polaski · Answer

@Katie Kane, so do you own this property, looking to acquire it yourself, or are you the listing agent trying to get it sold?

The one photo you share certainly looks beautify, but as Rod noted, the Guadalupe River is fairly infamous now, which I have a feeling will mitigate both your ability to sell this property, or even attract people to use the property in any of the ways you note.

Katie Kane · Answer

That’s a great point, and I completely agree—flood risk is a major factor to evaluate on any Guadalupe River property.

We’ve been looking into elevations and how the water moved during previous flood events, and it’s definitely something any buyer would need to fully assess depending on their intended use and build strategy.

The upside here is the amount of usable acreage outside of immediate riverfront areas, which allows for thoughtful planning—whether that’s elevated construction, strategic placement of improvements, or focusing development in lower-risk sections of the property.

Totally agree that insurance and site planning will play a big role in shaping the final approach. That’s part of why I see multiple paths here depending on the investor’s strategy.

Appreciate you bringing that up—always good to have experienced perspectives in the mix.

Rod Hanks · Answer

@Katie Kane

Great asset, but you have to respect the flood risk on the Guadalupe—last year was devastating, with lives lost and entire communities along the river severely impacted.

It sounds like a solid opportunity, but have you actually evaluated where the water reached during last year’s flood compared to your elevations and planned build areas? And have you factored in that flood insurance is going to be necessary and can significantly impact your numbers?

Those two answers will really drive whether cabins, RV, or a hybrid approach makes the most sense.

Would you develop this 24-acre Guadalupe River property as cabins, RV park, or hold?

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