±68.32-acre IOS / industrial tract on the IH-35E service road in unincorporated Denton County, with an improved hardstand yard already in operation — 35 years of continuous heavy outdoor-storage use on this exact site, no city zoning, and no use restriction by ordinance.
DIVISIBLE OFFERING — AVAILABLE WHOLE OR AS TWO INDEPENDENT PORTIONS
Available whole or as two independent portions, Front or Back, allowing site size and improvements to match the intended operation. Each portion has its own entrance and can operate as a standalone site. Front and Back are priced individually, with whole-property acquisition also available.
FRONT PORTION — THE IMPROVED YARD (±27.4 AC)
Improved, operational footprint with ~17,000 SF of structures (warehouse/office, covered awning, storage shed) and roughly 80% sub-base/concrete/parking coverage. Water well, on-site sewage facility, and a dedicated entrance.
BACK PORTION — THE EXPANSION / INVESTMENT TRACT (±40.92 AC)
Larger development tract with substantial raw, usable ground for phased build-out, plus roughly 5 acres of paved yard already in place. Water well and a dedicated entrance off Memory Lane.
SITE CONDITIONS — WHAT'S ON THE GROUND
- ~17,000 SF of structures (approx.) — multiple buildings: shop, office, storage; itemized inventory available on request.
- Two water wells; on-site sewage facility — independent utility, no municipal dependency for yard use.
- Bolivar WSC mains at the SE corner, 1.81 MGD system capacity — adequate for yard/outdoor-storage use, not water-intensive processing.
- Functional 100-year floodplain, historically used for surface parking and outdoor storage without material operational impairment.
WHAT IT TAKES TO OPEN
To open: county permits, septic, and driveway only — no zoning case, no use approval, no council vote required. This is the fastest-to-occupancy site in the corridor.
WHY THIS SITE CANNOT BE REBUILT
Assembling this from raw ground today would take years of entitlement and significant capital, and most North Texas jurisdictions would not permit it at any price:
- 4-5 years of entitlement and permitting in any zoned DFW jurisdiction, assuming approval is granted at all.
- Most North Texas cities will not permit a new outdoor-storage or salvage-character yard of this scale by right, at any price.
- Cost to construct comparable hardstand from raw ground is real and rising — this improvement is already in place and in use.
ENVIRONMENTAL
Ownership commissioned a Phase I Environmental Site Assessment before bringing the property to market. Available on request; follow-on soil investigation scoped and priced. Documentation is in the data room.
PROVEN LEGACY USE
CTC Auto Ranch operated on-site for approximately 35 years — strong proof of IOS and yard viability through multiple cycles. Existing hardened yard, office, shop, and storage structures are in place, giving trucking, fleet, or yard operators speed-to-market that raw land cannot match.
ACCESS & JURISDICTION
Approx. 900' of IH-35E service-road frontage with multiple access points. Outside city limits, in the Denton County ETJ. No city zoning. No SUP or rezoning risk. Maximum use flexibility.
PRICING & DIVISIBILITY
- THE EXPANSION / INVESTMENT TRACT (Back): 40.92 AC — $3,069,000 ($75,000/AC)
- THE IMPROVED YARD (Front): 27.4 AC — $4,384,000 ($160,000/AC)
- THE ENTIRE SITE: 68.32 AC — $6,732,000 ($98,536/AC) — discounted, a $721,000 savings vs. the sum of parts
Seller financing available. Ownership will consider terms on all or a portion of the purchase price, and a phased acquisition structure.
MARKET DEMAND CONTEXT
- Esri/Data Axle void analysis: 3 of 4 freight-terminal types, 25 of 27 equipment-yard categories, and ~173 fewer IOS-type operations than expected within 45 minutes of the site.
- 966 truck transportation firms and 1.39M employees within 45 minutes support long-term freight and labor demand.
- IOS vacancy ~2.5%-4% vs. ~6.5%-8.3% for traditional industrial (Partners Real Estate) — a structural scarcity, not a cyclical one.
- Denton County population up ~39% over 10 years, crossed 1M residents in 2023, projected 1.3M+ by 2030, with significant residential pipeline in Sanger/Krum/north Denton.
INFRASTRUCTURE INVESTMENT
TxDOT's I-35 North Improvement Project allocates $187M to widen I-35 from 4 to 6 lanes plus continuous frontage roads directly fronting the property, as part of a $1.25B+ Denton County corridor reconstruction program.
USE-CASE PROOF
- Auto Dismantling & Recycling: 35 years of continuous vehicle storage and salvage-yard operation on this exact site, no zoning case or use approval required to continue it.
- Truck Terminal & Fleet Parking: Outpost phased a comparable 42.3-AC Fort Worth site as truck parking; Southeastern Freight Lines has already committed $30M to a Denton terminal in this submarket.
- Concrete, Aggregate & Batching: A named prospect (the adjacent property owner to the north) approached ownership for concrete batching and was days from an LOI. Two on-site wells support a water-intensive operation independent of municipal supply.
IDEAL FOR: IOS, truck terminals, fleet parking, contractor yards, equipment laydown, auto dismantling and recycling, concrete/aggregate/batching, heavy industrial uses, and phased industrial development.
Darren Cain
LanCarte Commercial Real Estate
