Reeves County, TX · Sold

TX-708405

4597 County Road 386

$562,200

$1,700/ac · 331 ac

Offer report Market this tract

Acreage331 ac

Price per acre$1,700/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedMay 11, 2025

Coordinates31.1980, -103.6142

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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

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

View Reeves market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.9% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,683 ft of deeded road frontage.

Power10,456 ft away

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

Buildable area289.31 of 330.66 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$834,104

$711,615 – $956,593 · $2,523/ac on 331 ac

Asking vs estimate

-32.6%

Priced below 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 $562,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$476,631

$1,441/ac · +30.0% target margin

You need $85,569 off asking to hit this margin.

All-in cost$517,145

Net resale$767,376

Projected profit$250,231

ROI+48.4%

Annualized+69.2%

Break-even resale$1,700/ac

Profit if resale lands off target

-20%

$96,756

-10%

$173,494

$250,231

+10%

$326,969

+20%

$403,706

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TX-648514 Dirt · Off grid	357.8	May 27, 2025	$652,700	1,824	2,282	3.1 mi	79
TX-457719 Gravel · Power at road	201.2	Jul 2, 2026	$839,000	4,170	3,090	18.3 mi	72
TX-896805 Dirt · Full utilities	103.8	Jul 27, 2026	$401,900	3,873	2,290	13.0 mi	69
TX-486892 Gravel · Off grid	110.5	Jul 22, 2025	$424,800	3,844	2,971	15.6 mi	61
TX-129205 Dirt · Power at road	590.3	Feb 23, 2025	$1,045,100	1,771	2,210	16.5 mi	60
TX-276773 Landlocked · Off grid	101.4	Dec 17, 2024	$186,000	1,834	2,089	9.5 mi	58
TX-439602 Gravel · Power at road	787.0	Sep 27, 2024	$1,790,500	2,275	2,711	17.4 mi	57

Show adjustment detail for the top comp

Tract size (357.83 ac → 330.66 ac)+2.4%
Access (Dirt → Gravel)+16.3%
Market time (15 mo)+5.1%

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