TX-287404
2935 County Road 221
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Hartley County, Texas. The deepest land market in the country; hill country premium, west Texas value.
View Hartley market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,935 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 9 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 $134,206 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TX-667294 Gravel · Full utilities | 147.9 | Jul 27, 2026 | $1,011,000 | 6,837 | 4,673 | 2.5 mi | 94 |
| TX-866930 Landlocked · Power at road | 113.6 | Jul 27, 2026 | $639,400 | 5,629 | 6,446 | 2.5 mi | 86 |
| TX-556537 Dirt · Power at road | 85.4 | Jul 27, 2026 | $528,700 | 6,188 | 5,225 | 4.3 mi | 76 |
| TX-988862 Dirt · Power at road | 460.4 | Jul 27, 2026 | $1,321,800 | 2,871 | 3,851 | 2.6 mi | 72 |
| TX-929071 Gravel · Off grid | 535.7 | Jul 27, 2026 | $1,692,900 | 3,160 | 4,490 | 8.9 mi | 71 |
| TX-918633 Gravel · Full utilities | 390.0 | Apr 30, 2026 | $2,774,300 | 7,113 | 6,465 | 7.1 mi | 71 |
| TX-448296 Gravel · Off grid | 305.6 | Feb 1, 2024 | $862,700 | 2,823 | 3,747 | 9.0 mi | 68 |
| TX-357954 Dirt · Power at road | 238.5 | Dec 2, 2024 | $736,900 | 3,090 | 3,654 | 6.2 mi | 67 |
| TX-499064 Landlocked · Power at road | 533.0 | Mar 31, 2026 | $1,467,000 | 2,752 | 4,946 | 5.0 mi | 66 |
Show adjustment detail for the top comp
- Tract size (147.86 ac → 160.12 ac)-2.1%
- Utilities (Full utilities → Off grid)-30.3%
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.