Land, Utilties, Major i-37/281 Intersection Flexible Zoning
Large-scale, infrastructure-ready commercial land at a prime I-37, broad zoning.
Marketing description
Large-scale, development-ready commercial land opportunity located at the signalized interchange of I-37 & SH-72 / FM-286 (Live Oak Crossing) in Three Rivers, Texas.
This ±28.08-acre tract represents the remaining core acreage of a formerly 53-acre master development, with substantial infrastructure already in place—significantly reducing entitlement risk, upfront capital requirements, and development timelines.
ZONING / USE FLEXIBILITY
• Unzoned ETJ land offering broad commercial, retail, and industrial flexibility
• No use-based zoning restrictions (subject to subdivision, utility, and TxDOT standards)
• Suitable for phased development, pad sales, or mixed-use commercial strategies
INFRASTRUCTURE & UTILITIES (MAJOR ADVANTAGE)
• Master-planned utility infrastructure designed to serve the entire development
• Utilities in place include:
Water
Sewer
Electricity
Natural Gas
• New 3.5-mile water line extension installed to the property — a major capital improvement
• On-site water tank and retention pond engineered for full build-out, providing water and drainage capacity for the entire tract
• Future owner maintains direct control of water service, a meaningful competitive advantage for phased or multi-pad development
SITE LAYOUT & ACCESS
• Surveyed boulevard runs through the property, offering:
Strong internal circulation
Flexible site planning
Multiple access and layout configurations
• Excellent frontage, visibility, and access along a major regional corridor
• New survey on file
SIZE & CONFIGURATION
• ±28.08 acres remaining with Potential to Build up ±5.3 acre detention pond area for expansion to utilize ±33.38 acres
• Originally part of a 53-acre master tract
• 34.125 acres previously sold, validating market absorption
• Large contiguous acreage supports multiple development strategies
LOCATION & TRAFFIC
• Prime interstate location at I-37 & SH-72 / FM-286 (Live Oak Crossing)
• Positioned along a major north–south corridor connecting San Antonio and Corpus Christi
• Strong daily traffic counts support highway-oriented commercial uses
NATIONAL & REGIONAL DEMAND DRIVERS
• Adjacent to Love’s Travel Stop, a 24/7 national traffic anchor
• Nearby Emblaze Hotel captures overnight and extended-stay demand
• Surrounding development and prior pad sales to national users validate long-term commercial viability
MARKET CONTEXT & UPSIDE
• Previously absorbed during the Eagle Ford Shale expansion
• Market has normalized, creating reset land basis without loss of traffic fundamentals
• Core infrastructure and interstate exposure remain intact
• Strong long-term upside tied to:
Interstate travel
Logistics and service demand
Regional growth trends
• Unzoned ETJ land with minimal entitlement friction
• Infrastructure certainty significantly reduces development risk
• Interstate exposure with validated national demand drivers
• Flexible execution options:
Phased development
Pad sales
Owner-user build-to-suit
Strategic joint ventures
Investment highlights
• ±28.08 Acres of Unzoned ETJ Land
Broad commercial, retail, and industrial flexibility with no use-based zoning restrictions.
• Prime Interstate Location
Situated at I-37 & SH-72 / FM-286 (Live Oak Crossing) — a key regional corridor connecting San Antonio and Corpus Christi.
• Strong Traffic Fundamentals
±20,775 vehicles per day (TxDOT AADT), placing the site among the top-tier non-metro traffic corridors in Texas.
• Institutional Traffic Anchor
Adjacent to Love’s Travel Stop, a 24/7 national operator providing durable, non-cyclical traffic.
• Proven Commercial Node
Prior pad sales to national users validate site selection, traffic, and long-term viability.
• Master-Planned Utilities in Place
Water, sewer, electricity, and natural gas infrastructure designed to serve the entire development — significantly reducing upfront capital requirements.
• Major Water Infrastructure Advantage
Newly installed 3.5-mile water line, on-site water tank, and retention pond engineered for full build-out capacity.
• Owner Control of Water Service
Provides a competitive advantage for phased development, pad sales, or multi-tenant execution.
• Internal Boulevard Access
Surveyed boulevard running through the tract enhances circulation, access, and site planning flexibility.
• Large Contiguous Tract
Remaining core acreage from an original 53-acre master tract allows multiple development strategies.
• Post-Cycle Pricing Reset
Eagle Ford boom-era absorption completed; pricing normalized while traffic and infrastructure remain intact.
• Multiple Exit & Execution Strategies
Ideal for phased development, pad sales, build-to-suit, owner-user development, or long-term land hold.
• Reduced Entitlement & Development Risk
Minimal zoning constraints, infrastructure certainty, and TxDOT access standards provide clarity for underwriting.
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