Main Street, Bertram, TX 78605

EXCLUSIVE OFFERING — CONFIDENTIAL Independent Living Cottage Community | Texas Hill Country, TX | 14 Units / 14 Beds | 100% Private Pay

A rare opportunity to acquire a stabilized, cash-flowing, owner-operated independent living cottage community in the Texas Hill Country, within the fast-growing Austin–Central Texas region. The community is currently 100% occupied at a 100% private-pay census and is offered owner-operated, with no third-party management fee in place. Beyond the in-place operation, a vacant contiguous parcel carries septic already installed for up to six additional cottages — roughly a 40% unit-count expansion with the infrastructure already in the ground.

FINANCIAL HIGHLIGHTS

• Asking Price: $2,950,000
• Pro Forma Cap Rate: 8.0% (on stabilized Adjusted EBITDAR)
• Stabilized Adjusted EBITDAR: ~$236,000
• Pro Forma Revenue: $520,000 (stabilized, 100% occupancy)
• Price / Unit: $210,714 | Price / Bed: $210,714
• Size: 14 units / 14 beds · ±13,674 SF · 3.30 acres (3 parcels)
• Payor Mix: 100% private pay
• Independent living cottage community (unlicensed) · built 2010–2017

THE OFFERING A turnkey entry into Texas Hill Country senior housing with multiple, identifiable upside levers: a pad-ready expansion parcel (septic installed for up to six more cottages), a scheduled rate increase for tenured residents effective July 2026, several units currently below the published rate card. At this independent-living profile, no state license or certificate of occupancy is required in the unincorporated county setting; residents needing higher acuity contract privately with an outside home-care provider.

Demand fundamentals underpin the private-pay thesis. The submarket skews notably older than the Texas average, with above-median household incomes and high homeownership giving prospective residents equity to direct toward private-pay care. Texas leads the nation in senior-population growth, and the Austin–Central Texas region is the fastest-growing senior market in the state; combined with limited cottage-style independent living supply in the immediate trade area, the long-term occupancy outlook is durable.