Culberson County, TX · Sold

TX-466822

7985 County Road 269

$409,300

$3,897/ac · 105 ac

Offer report Market this tract

Acreage105 ac

Price per acre$3,897/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedOct 31, 2024

Coordinates31.5161, -104.5880

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Culberson County, Texas. The deepest land market in the country; hill country premium, west Texas value.

View Culberson market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands28.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.0%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,651 ft of deeded road frontage.

Power106 ft away

Power at or near the road.

Buildable area71.75 of 105.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$378,477

$311,917 – $445,036 · $3,603/ac on 105 ac

Asking vs estimate

+8.1%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $409,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$216,272

$2,059/ac · +30.0% target margin

You need $193,028 off asking to hit this margin.

All-in cost$234,655

Net resale$348,198

Projected profit$113,543

ROI+48.4%

Annualized+69.3%

Break-even resale$2,428/ac

Profit if resale lands off target

-20%

$43,904

-10%

$78,723

$113,543

+10%

$148,363

+20%

$183,183

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TX-697163 Paved · Power at road	134.5	Jul 27, 2026	$616,800	4,587	3,569	5.6 mi	87
TX-487138 Paved · Power at road	132.1	Jul 27, 2026	$693,600	5,252	4,067	15.7 mi	78
TX-935667 Gravel · Full utilities	45.5	Jul 27, 2026	$322,600	7,089	4,158	6.0 mi	73
TX-836017 Gravel · Off grid	58.6	Jul 11, 2025	$296,800	5,062	4,682	9.7 mi	70
TX-257745 Paved · Off grid	205.0	Apr 29, 2026	$683,500	3,334	3,456	11.8 mi	69
TX-555614 Landlocked · Off grid	43.8	Oct 22, 2025	$99,400	2,270	2,879	2.9 mi	68
TX-157768 Paved · Full utilities	208.4	Aug 31, 2024	$817,800	3,924	3,043	7.8 mi	62
TX-298430 Landlocked · Off grid	336.7	Jul 24, 2025	$421,800	1,253	2,680	10.0 mi	59

Show adjustment detail for the top comp

Tract size (134.47 ac → 105.04 ac)+6.5%
Access (Paved → Dirt)-27.1%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV