Real Estate Consultant · Philadelphia · Member since 2026 · 37 posts · 14 votes
I have a lead on 14.99 acres in Terrell, TX.
It's flat, good road frontage.
n this specific market (Hwy 80 corridor), are you seeing builders touch Septic deals for 1-acre lot subdivisions, or is everyone holding out for Sewer capacity?
I have a BTR (Build to Rent) buyer I might pitch it to, but wanted to check the temperature on the area first.
Hinton, WV · Member since 2026 · 1k+ posts · 373 votes
7mo
BTR buyers are getting pickier about septic lately. I'd call city planning and ask about sewer expansion timelines for that stretch - they sometimes share 3-5 year plans not online yet. What are your holding costs if the buyer wants to wait?
Land deals in Terrell have been interesting lately with all the DFW sprawl heading that direction. Bo's right about calling the city - those 3-5 year infrastructure plans can make or break land plays.
A few things I'd dig into before pitching to your BTR buyer:
What's the asking price per acre? Terrell raw land on the 80 corridor has been trading anywhere from $35k-80k per acre depending on how close you are to utilities and zoning. If you're at the lower end with septic only, you might need to price in the cost of a community septic system or holding until sewer hits.
For your BTR buyer specifically, they'll want to know density allowance. 15 acres subdivided into 1-acre lots gives you 12-13 buildable lots after you account for roads and easements. At 1-acre minimum lot sizes with septic, that math works but their per-door acquisition cost goes up compared to higher-density sewer developments.
The septic vs sewer question really comes down to timeline. If your BTR buyer can build now and rent for 3-5 years before sewer arrives, that's actually a play - they lock in lower land basis while building equity during the wait. But if they're looking for a quick in-and-out development, sewer is probably a must-have.
What's the seller asking and have you pulled any recent land comps in that specific stretch?