20 Acres Commercial Land, SH 288, Pearland

At $1,568,160 for twenty acres on State Highway 288 inside Shadow Creek Ranch, this is the largest contiguous piece we are carrying and the scarcity is the argument.

• Frontage on the SH 288 feeder, in front of one of the busiest corridors in south Houston.
• All major utilities and infrastructure in place.
• Inside a master planned community where the rooftops are already built and occupied.

Retail, restaurant, medical and mixed use developers have worked this corridor for years because the density behind it justifies the spend. Twenty contiguous acres with that frontage does not come up often once a community is built out, which is precisely why it is worth looking at carefully rather than quickly.

Three things I would check before writing an offer

• The deed restrictions, which inside a master planned community are the real zoning. Shadow Creek Ranch will have a declaration governing use, building materials, height, signage, hours, and often an architectural review committee with teeth. Those restrictions can be more limiting than any municipal code and they are enforced by neighbors who paid for them. Read the declaration before you read the survey.
• Whether twenty acres is a feature or a problem for your use. Very few single users need twenty acres. That means most buyers are subdividing, and subdividing inside a master planned community means platting, the architectural committee, and possibly the MUD. Work out what the smallest sellable pad is and how long one takes to approve, because that cadence is your cash flow.
• What the feeder access actually permits. Frontage on a feeder is only valuable if vehicles can get in and out at the right points. Confirm the approved access points with TxDOT and the city, and whether the median configuration gives you both directions or only one.

Who it fits

• A developer with a phased plan and the balance sheet to hold ground between phases.
• A long-term land investor who understands that SH 288 density compounds slowly and then suddenly.

Who it does not fit

• A buyer who needs income or a short exit. This is a multi-year position.
• Anyone who has not read the deed restrictions and priced the architectural review into their schedule.

Financing

• Twenty acres of raw land is a conventional or cash transaction in practice. Land loans want 35 to 50 percent down on short terms and most banks will not stretch to this size on speculation.
• SBA 504 only applies where a buyer is building a facility they will occupy, which rarely covers a parcel this size on its own.
• Under the rules effective October 1, 2026 the equity injection on an SBA deal is 10 percent of total project cost.

Not a commitment to lend. Subject to lender underwriting. Terms vary by borrower.

Next step

Survey, title, the deed restrictions and the utility position are released after a signed NDA is verified.