TX-732974
3029 County Road 196
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Gaines County, Texas. The deepest land market in the country; hill country premium, west Texas value.
View Gaines market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
644 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $17,096 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TX-733406 Gravel · Off grid | 8.8 | Jul 27, 2026 | $67,500 | 7,641 | 7,814 | 13.1 mi | 80 |
| TX-732648 Gravel · Full utilities | 5.1 | Jul 3, 2025 | $65,100 | 12,736 | 9,178 | 4.4 mi | 77 |
| TX-832759 Gravel · Off grid | 5.5 | Feb 12, 2025 | $32,500 | 5,878 | 6,198 | 10.5 mi | 74 |
| TX-142292 Landlocked · Full utilities | 4.0 | Jul 27, 2026 | $24,000 | 6,087 | 6,109 | 10.3 mi | 74 |
| TX-782675 Paved · Off grid | 5.2 | Dec 11, 2024 | $42,200 | 8,093 | 7,260 | 4.4 mi | 73 |
| TX-403575 Gravel · Power at road | 10.0 | May 9, 2024 | $62,300 | 6,226 | 5,971 | 10.8 mi | 69 |
| TX-332690 Gravel · Power at road | 5.3 | May 27, 2024 | $34,400 | 6,534 | 6,007 | 10.0 mi | 69 |
| TX-614524 Paved · Off grid | 19.9 | Jul 27, 2026 | $146,500 | 7,372 | 6,921 | 10.6 mi | 68 |
| TX-153950 Landlocked · Off grid | 13.1 | Jul 16, 2025 | $46,900 | 3,572 | 5,795 | 6.1 mi | 68 |
| TX-232428 Gravel · Power at road | 4.3 | Mar 22, 2025 | $30,700 | 7,049 | 6,223 | 17.6 mi | 65 |
Show adjustment detail for the top comp
- Tract size (8.84 ac → 6.47 ac)+2.0%
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.