Emberly Mixed-Use Commercial Reserves
± 151 Acres | Beasley, TX
Marketing description
EMBERLY MIXED-USE COMMERCIAL RESERVES | ±151 ACRES | BEASLEY, TX
Rare opportunity to acquire ±151 acres of mixed-use commercial land in one of the fastest-growing corridors in Greater Houston. Strategically positioned along I-69/US-59 in Beasley, TX, the Emberly Commercial Reserves represent the first organized retail development in a 10-mile trade area — offering an unmatched first-mover advantage in a market where rooftops are arriving faster than retail.
THE OPPORTUNITY
As the designated commercial hub for the Emberly master-planned community (933 acres | 2,500 homes) and the surrounding Wendt Tract (1,475 acres | 5,000 homes), this site is positioned to serve a captive and growing residential base of 7,500+ new homes. With 423 home sales already closed in Emberly alone and 1,000 lots platted, the customer base is here today — and expanding rapidly.
SITE OVERVIEW
- Size: ±151 acres across 7 commercial parcels
- Location: Doris Rd & US-59, Beasley, TX (Fort Bend County)
- Utilities: Provided via Fort Bend County MUD 250A
- Detention: Regional
- Restrictions: Subject to Development Agreement with City of Rosenberg — providing flexibility in land use
- Tax Rate: 3.169% (2025)
- Schools: Lamar CISD (Beasley Elementary, George Junior High, B.F. Terry High School)
PHASING & LAND USE
Phase I (±26.9 acres | 4 parcels) is shovel-ready and suited for day care, self-storage, pharmacy, medical/clinic, convenience store, and multi-family uses. Phases II and III (±91.7 acres | 3 parcels) accommodate grocery, hospital retail, office, warehouse, and emergency services — providing a long-term development runway as the trade area population grows.
MARKET MOMENTUM
Fort Bend County is one of Texas's fastest-growing counties, and Beasley is at the center of a historic residential buildout. Over 14,000 homes are planned or under construction within a short radius, driven by eight master-planned communities including Emberly, Brookwater, Wendt Tract, Talon Ridge, and Milo Farms. The "retail-follows-rooftops" effect is well underway — and this site is the only scaled retail node positioned to capture it.
Existing commercial activity anchors 7–10 miles away at Brazos Town Center (HEB, Target, Kroger) and the Richmond Retail Corridor (Walmart, Kroger), leaving the immediate Beasley trade area significantly underserved. Major infrastructure investment reinforces the growth story: a $208M I-69 freeway upgrade to full interstate standards is underway, the FM 1301 overpass recently opened, and a new elementary school is slated to open within Emberly in Fall 2027.
DEMOGRAPHICS (2026 Estimates)
- 3-Mile Population: 1,988 | 5-Year Growth: 11%
- 5-Mile Population: 4,731 | 5-Year Growth: 11%
- Average Household Income (5-mile): $83,672
- Median Home Value (1-mile): $370,860
LOCATION
Approximately 20 minutes from Sugar Land via I-69/US-59. Accessible to major employment centers including Chart Industries, FINORIC LLC, Dollar Tree Distribution, and ALDI Warehouse — all within the immediate Rosenberg/Beasley corridor.
Investment highlights
UNTAPPED RETAIL
First organized retail development in a 10-mile "white space." No meaningful nearby competition, creating a rare first-mover advantage in a rapidly developing corridor.
RESIDENTIAL SYNERGY
The 151-acre site is positioned as the primary commercial hub serving 7,500+ new homes planned across Emberly, the Wendt Tract, and surrounding master-planned communities.
ECONOMIC TAILWINDS
Fort Bend County remains one of the fastest-growing counties in Texas. Land values are trending sharply upward due to scarcity and sustained demand driven by population growth.
COMMUTER FRIENDLY
Approximately 20 minutes from Sugar Land via I-69/US-59. Direct access to major employment centers in Rosenberg, Sugar Land, and Houston.
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SITE PLAN — COMMERCIAL LAND USE
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Phase I (4 parcels) — ±26.9 Acres
• 1A: Day care / self-storage — ±2.8 ac
• 1B: Pharmacy — ±4.8 ac
• 1C: Medical / clinic — ±2.4 ac
• 1F: Convenience store / multi-family — ±16.9 ac
Phases II + III (3 parcels) — ±91.7 Acres
• 2A: Grocery / hospital retail — ±24.4 ac
• 2B: Retail / office / warehouse — ±28.8 ac
• 3: Emergency services — ±38.5 ac
Total: 7 parcels | ±118.6 Acres (commercial)
(Also includes ±5.88 ac under construction by Malabar Hill Capital)
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DEMOGRAPHICS (2026 Estimates)
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1 Mile 3 Miles 5 Miles
Population Estimate 39 1,988 4,731
5-Year Growth Rate 7.7% 11% 11%
Avg. Household Income $56,756 $79,447 $83,672
Median Home Value $370,860 $294,649 $277,046
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MARKET MOMENTUM
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RESIDENTIAL PIPELINE
• Emberly MPC — 933 acres / 2,500 homes (under construction)
• Brookwater MPC — 850 acres / 2,400 homes (under construction)
• Wendt Tract MPC — 1,475 acres / 5,000 homes (under contract)
• Majestic / Dhanani — 289 acres / 1,000 homes (proposed)
• Talon Ridge MPC — 325 acres / 850 homes (under construction)
• Milo Farms MPC — 413 acres / 1,254 homes (under construction)
• Saddlebrook Preserve — 119 acres / 405 homes (under construction)
• Windy Hill MPC — 318 acres / 1,000 homes (under contract)
COMMERCIAL (NEARBY)
• Brazos Town Center — HEB, Target, Kroger (7 miles)
• Fort Bend EpiCenter, Rosenberg (7 miles)
• Richmond Retail Corridor — Walmart, Kroger (10 miles)
• Needville — Lowe's Market (8 miles)
EMPLOYMENT ANCHORS
• Chart Industries — primary industrial employer, actively hiring
• FINORIC LLC — chemical manufacturing
• Dollar Tree distribution center
• ALDI warehouse maintenance
• Biotics Research Corp
INFRASTRUCTURE
• I-69 (US-59) freeway conversion — $208M upgrade to full interstate standards
• FM 1301 extension & overpass — recently opened
• New Emberly elementary school opening Fall 2027
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2025 TAX RATES
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Fort Bend Drainage 0.010
Fort Bend General Fund 0.412
Fort Bend ESD 8 0.100
Lamar CISD 1.147
Fort Bend MUD 250A 1.500
TOTAL 3.169%
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