Oldham County, TX · Sold

TX-949726

2863 County Road 320

$2,147,500

$2,494/ac · 861 ac

Offer report Market this tract

Acreage861 ac

Price per acre$2,494/ac

ZoningRecreational

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedFeb 3, 2026

Coordinates35.4715, -102.6360

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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

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

View Oldham market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.6% of tract

Little to no mapped wetland coverage.

Average slope3.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,689 ft of deeded road frontage.

Power12,696 ft away

A long utility run — price in solar/off-grid instead.

Buildable area739.39 of 860.96 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,178,380

$1,739,784 – $2,616,976 · $2,530/ac on 861 ac

Asking vs estimate

-1.4%

In line with the comp set

Weighted from 7 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 $2,147,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,244,789

$1,446/ac · +30.0% target margin

You need $902,711 off asking to hit this margin.

All-in cost$1,350,596

Net resale$2,004,110

Projected profit$653,513

ROI+48.4%

Annualized+69.2%

Break-even resale$1,705/ac

Profit if resale lands off target

-20%

$252,692

-10%

$453,103

$653,513

+10%

$853,924

+20%

$1,054,335

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TX-658194 Paved · Power at road	283.8	Jul 27, 2026	$1,708,500	6,020	2,677	5.1 mi	70
TX-409371 Gravel · Power at road	665.7	Apr 29, 2025	$2,071,700	3,112	2,216	8.6 mi	70
TX-726977 Gravel · Off grid	117.5	Jul 4, 2025	$397,400	3,382	1,712	9.2 mi	60
TX-477635 Gravel · Power at road	189.3	Feb 10, 2026	$995,800	5,261	2,508	9.2 mi	60
TX-117243 Dirt · Full utilities	142.5	Mar 8, 2025	$963,700	6,763	2,955	12.4 mi	58
TX-558156 Dirt · Power at road	276.1	Jun 12, 2024	$963,700	3,491	2,300	8.9 mi	57
TX-986922 Dirt · Power at road	112.9	Aug 7, 2024	$768,900	6,809	3,496	7.5 mi	52

Show adjustment detail for the top comp

Tract size (283.79 ac → 860.96 ac)-28.4%
Access (Paved → Dirt)-27.1%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV