A Real 1031 Exchange Opportunity: 13 Acres of Unrestricted Commercial Land in Boerne
The Property
Listed at $2,300,000, this 13.07-acre property sits roughly five air miles northeast of downtown Boerne, in Kendall County — part of the San Antonio-New Braunfels metro. It carries no zoning restrictions, meaning the use isn't locked into one category the way a typical retail or office property would be.
The site includes approximately 9,098 square feet of air-conditioned living space, along with a bunkhouse, a detached carport, and existing pasture structures — plus over 1,065 feet of frontage on Los Indios Ranch Rd and another 600 feet on Enchanted Ln. It sits in FEMA Zone X, meaning it's not in the 100-year floodplain, and both existing and proposed building plans are already available for a buyer to review.
The property is currently configured as a residential treatment care center — an active-use asset, not raw land waiting to be developed from scratch. Full listing details and photos are available on The Trey Group's featured listings page.
Why This Fits a 1031 Exchange Strategy
In Episode 1 of "1031 Exchange, Explained," JJ Gorena walks through exactly this kind of decision: an investor selling a property and needing to identify a replacement within 45 days that makes sense both as an investment and as a use of capital. A property like this offers a few advantages relevant to that window:
No zoning restrictions mean an investor isn't boxed into one use case while underwriting the deal — a meaningful advantage when working against a tight identification deadline
An existing structure and active use (versus raw land) means the property can be evaluated as an income-producing asset from day one, not a multi-year development project
13+ acres with room to expand gives an investor flexibility to add improvements over time, rather than being limited to the property's current footprint
For an investor exchanging out of a smaller residential rental or a single retail asset, a property of this size and flexibility can serve as either a straightforward one-to-one replacement or the anchor piece of a larger, diversified reinvestment — exactly the kind of decision Gorena discusses when explaining how to identify up to three replacement properties within the 45-day window.
The Bigger Picture
This is one listing, in one part of the Hill Country market — but it illustrates the broader point of JJ Gorena's approach to 1031 exchange representation: knowing the inventory well enough, across enough of the region, to have a real answer when an investor's clock starts ticking. Properties like this move, and identifying strong options early — before a sale even closes — is the difference between a smooth exchange and a rushed one.
Watch Episode 1 of "1031 Exchange, Explained": https://youtu.be/Kmbth-XiI50
Schedule a consultation with JJ Gorena: https://calendly.com/treygroupcommercial/15min
JJ Gorena, The Trey Group Phone: 210-367-6024 Email: homes@thetreygroup.com
