TX-158277
3662 County Road 222
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Pecos County, Texas. The deepest land market in the country; hill country premium, west Texas value.
View Pecos market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 8 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 $283,370 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TX-477480 Dirt · Full utilities | 169.2 | Apr 8, 2026 | $362,500 | 2,142 | 1,018 | 4.7 mi | 73 |
| TX-719382 Paved · Off grid | 671.1 | Feb 21, 2026 | $2,018,100 | 3,007 | 2,247 | 10.6 mi | 72 |
| TX-137128 Paved · Off grid | 131.1 | Jul 27, 2026 | $308,800 | 2,355 | 1,080 | 13.8 mi | 70 |
| TX-977380 Landlocked · Power at road | 157.4 | Apr 14, 2025 | $340,600 | 2,164 | 1,619 | 13.8 mi | 68 |
| TX-218952 Gravel · Full utilities | 491.4 | Sep 23, 2025 | $1,868,900 | 3,803 | 2,161 | 23.4 mi | 66 |
| TX-186956 Landlocked · Full utilities | 115.8 | Nov 17, 2025 | $280,100 | 2,420 | 1,337 | 22.2 mi | 64 |
| TX-429932 Paved · Power at road | 999.5 | Mar 30, 2026 | $1,692,400 | 1,693 | 1,211 | 13.2 mi | 62 |
| TX-247397 Dirt · Power at road | 159.3 | Apr 11, 2025 | $543,900 | 3,414 | 2,027 | 16.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (169.19 ac → 301.38 ac)-15.0%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (4 mo)+1.5%
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.