TX-896805
3196 County Road 281
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
2,118 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $140,706 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TX-486892 Gravel · Off grid | 110.5 | Jul 22, 2025 | $424,800 | 3,844 | 5,037 | 2.8 mi | 78 |
| TX-276773 Landlocked · Off grid | 101.4 | Dec 17, 2024 | $186,000 | 1,834 | 3,542 | 4.9 mi | 75 |
| TX-425689 Gravel · Full utilities | 46.2 | Mar 29, 2026 | $260,800 | 5,641 | 4,117 | 4.1 mi | 73 |
| TX-457719 Gravel · Power at road | 201.2 | Jul 2, 2026 | $839,000 | 4,170 | 5,239 | 8.0 mi | 72 |
| TX-226312 Gravel · Full utilities | 72.6 | Aug 12, 2025 | $340,100 | 4,685 | 3,858 | 7.5 mi | 72 |
| TX-708405 Gravel · Off grid | 330.7 | Oct 5, 2025 | $474,500 | 1,435 | 2,521 | 13.0 mi | 63 |
| TX-648514 Dirt · Off grid | 357.8 | May 27, 2025 | $652,700 | 1,824 | 3,869 | 10.5 mi | 59 |
Show adjustment detail for the top comp
- Tract size (110.5 ac → 103.75 ac)+1.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (13 mo)+4.5%
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.