4.38 Acres Commercial Land, Corner Site, Houston

At $950,000 for a 4.38 acre corner on West Orem Drive, this is the most land per dollar on our books, and the price is low for a reason worth understanding rather than fearing.

• Roughly 190,675 square feet on a corner, in south Houston.
• Utilities are nearby, and a buyer should verify zoning.
• The use list is unusually wide: retail, a gas station, a convenience store, truck parking, industrial, warehouse, medical or mixed use.

A corner of this size at this price in a Houston corridor that is taking on both housing and commercial is either a genuine opportunity or a site with a constraint nobody has written down yet. Diligence here is about finding out which.

Three things I would check before writing an offer

• Zoning and restrictions, because the listing says verify and that word is doing a lot of work. Houston has no citywide zoning, so whatever governs this parcel comes from deed restrictions, a utility district, or an adjacent jurisdiction. Find the controlling document. A site advertised for truck parking and warehouse that turns out to sit under a residential deed restriction is a very different purchase.
• What nearby means for the utilities. Nearby is not connected. Get written capacity and distance from each provider, and a cost to extend. On a 4.38 acre site the extension cost can run well into six figures and it lands entirely on the buyer. This is the most common reason a cheap corner turns out not to be cheap.
• The floodplain and the detention. South Houston carries real drainage constraints and Harris County enforces them. Pull the current FEMA map, then get the county detention requirement for the use you intend. On this acreage the pond is going to be substantial, and it comes out of your buildable area before anything else does.

Who it fits

• An owner-user who needs yard or laydown space and values acreage over polish. Truck parking and industrial uses suit this site if the restrictions allow them.
• A developer comfortable doing the entitlement work in exchange for buying at a lower basis than a finished pad.

Who it does not fit

• A buyer who needs certainty today. The zoning question is open and the answer changes the value materially.
• Anyone without the budget for utility extension and detention on top of the purchase price.

Financing

• Raw land is the hardest commercial asset to finance, with land loans typically wanting 35 to 50 percent down on a short term.
• SBA 504 can fund land where the buyer builds and occupies, which is the practical route for an owner-user here.
• 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 controlling restrictions and utility capacity are released after a signed NDA is verified.