Property Highlights
• Size & Shape: 15.6 acres of contiguous, flat land (approximately 679,536 SF) with usable terrain and no floodplain issues noted. The rectangular tract offers ample frontage and depth, ideal for various development configurations.
• Unrestricted & Unzoned: Located in unincorporated Montgomery County—no zoning ordinances apply, and no deed restrictions are in place, allowing diverse uses (residential, multi-family, commercial, industrial, or agricultural). Such flexibility is rare and highly sought-after.
• Access & Visibility: Frontage on county-maintained Payne Road provides direct access. Quick connections to FM 1314, Hwy 242, and easy reach of I-45 and US-59/I-69 via TX-242 or TX-99 ensure excellent regional accessibility. Ongoing nearby developments enhance visibility and site exposure.
• Infrastructure: Power and utilities are available nearby (buyer to verify capacity and tie-in points). Proximity to established communities ensures convenient utility and service access without city taxes or utility district fees.
• Nearby Amenities: Just 10 minutes to major grocery and retail centers (HEB Harvest Market at Harper’s Trace, Kroger Marketplace), and 15–20 minutes from shopping, dining, and medical services in The Woodlands. The property is also near outdoor recreation at Lake Conroe, Sam Houston National Forest, the San Jacinto River, and Lake Houston.
• Taxes & Value: Low tax rate area of approximately 1.59% (county and ISD taxes only), providing low holding costs. Appraised market value of $468,000 (Montgomery CAD) presents an attractive investment basis. Given nearby land sales trends (an 8.3-acre tract recently listed at $600k), significant appreciation potential exists.
Ideal for Multiple Development Scenarios
This property's versatility will appeal to various developers and investors:
• Residential Developers: Capitalize on the booming housing market by subdividing for single-family homes, creating ranchette-style or estate lot communities, or developing innovative build-to-rent concepts like cottage or tiny home villages. The unrestricted zoning offers opportunities for manufactured homes, equestrian estates, and diverse residential concepts, aligned with the robust local market.
• Commercial or Industrial Developers: Ideal location for commercial hubs including retail centers, office/warehouse parks, self-storage facilities, RV parks, or light industrial operations. The absence of zoning restrictions simplifies planning processes, accommodating the area's growing population and commercial needs. Convenient regional access also supports distribution centers or logistics operations.
• Mixed-Use Development: Perfect for combined residential and commercial use. Develop frontage for neighborhood retail or office spaces, while utilizing the interior portion for townhomes or garden apartments. The unrestricted nature promotes creativity and value maximization.
• Strategic Land Investment: Excellent for land banking due to rapid regional growth and increasing scarcity of large, unrestricted parcels. Land values continue to rise in line with population and infrastructure expansion, offering substantial future appreciation.
Growing Market & Future Outlook
Invest confidently in Montgomery County, where the population increased approximately 4.8% from 2023 to 2024, with ongoing robust growth projections. The recent expansion of the Grand Parkway (TX-99) has significantly enhanced regional connectivity, attracting businesses and accelerating local development. Conroe’s pro-business environment and proactive economic initiatives have drawn major employers and homebuilders, bolstering land demand. Experts highlight Conroe’s combination of available land, high quality of life, and excellent connectivity as key growth drivers.
This tract provides a rare opportunity to secure significant acreage with exceptional potential. Whether developing immediately or holding strategically, this property offers prime location, unparalleled flexibility, and substantial growth potential. Schedule a site tour or contact us for details on surveys, utilities, and regional insights. Don't miss this chance to participate in Montgomery County's impressive growth trajectory and create a lasting investment or landmark development.
Contact us today to explore the opportunities at 16986 Payne Road – 15.6 Acres of Unrestricted Potential in Montgomery County, Texas.
Key Location Advantages: Prime unrestricted acreage in the rapidly developing North Houston corridor; minutes from FM 1314 and SH 242; close proximity to Conroe, The Woodlands, and Grand Parkway; surrounded by extensive ongoing developments.
Market Highlights: Montgomery County ranks among the nation's fastest-growing counties, with thousands of new homes planned nearby (including major developments like Artavia and Evergreen), reinforcing strong residential and commercial expansion demand.
Oscar Martinez
MHW Brokerage Services, LLC.
