FM 665 Corpus Christi TX 78415 @ CR 763
Corpus Christi, TX 78415

# 273-Acre Entitled Master Planned Community

## Nueces County, Texas

### **A Fully Entitled, Infrastructure-Ready Opportunity for Builders & Developers**

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## EXECUTIVE SUMMARY

This **273-acre, fully entitled master planned community** represents one of the most compelling large-scale residential development opportunities in South Texas. Positioned as the **catalyst project for the new FM 665 housing corridor**, the site is approved for **929 residential units** plus **6.9 acres of commercial**, supported by **on-site wastewater treatment**, an **approved Development & Consent Agreement**, and **no city annexation or impact fees**.

With proximity to the **Port of Corpus Christi**, major industrial employers, and over **$4 billion in nearby industrial investment**, this project is uniquely positioned to serve sustained housing demand from energy, logistics, manufacturing, and port-related employment growth.

This offering allows developers and builders to step into a **de-risked, shovel-ready project** with significant entitlement, infrastructure, and regulatory approvals already in place.

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## KEY DEVELOPMENT HIGHLIGHTS

* **273 Acres – Fully Entitled Master Plan**
* **929 Residential Units Approved**
* **6.9 Acres of Commercial** (Neighborhood Retail / Services)
* **Approved Development & Consent Agreement**
* **Estimated $37.0M MMD Bond Petition Approval**
* **On-Site, Permitted Wastewater Treatment Plant (WWTP)**
* **No City Annexation Required**
* **No Impact Fees or Major Off-Site Infrastructure Obligations**
* **Low Effective Tax Rate: 1.772087**
* **ISD: West Oso Independent School District**

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## STRATEGIC LOCATION & REGIONAL DRIVERS

### **New FM 665 Housing Corridor**

This project anchors and accelerates the emerging **FM 665 residential growth corridor**, filling a critical housing gap between Corpus Christi employment centers and major industrial projects to the south and west.

### **Unmatched Employment Proximity**

* **3 miles** to SPID and the London/43 housing corridor
* **10 miles** southwest of the **Port of Corpus Christi** (largest U.S. port by total revenue tonnage)
* **13 miles** east of the **$1.0B Tesla Lithium Refinery**
* **15 miles** north of **OXY’s Carbon Capture Plant** (Phase 1 starting 2026)
* **23 miles** south of the **$2.0B Steel Dynamics Steel Mill** (1.2M SF)

### **Transportation & Access**

* Immediate access to **FM 665**
* Strong connectivity to **I-37, Highway 44, Highway 286, and SPID**
* Efficient access to refineries, port operations, logistics hubs, and manufacturing campuses

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## MARKET POSITIONING

### **Housing Demand Fundamentals**

* Rapid industrial expansion driving **permanent workforce housing demand**
* Limited supply of **entitled, large-scale residential land** in Nueces County
* Increasing pressure on Corpus Christi submarkets for attainable, new construction housing

### **Target Product Mix**

* Entry-level and move-up **single-family detached**
* Townhomes or cottage-style product (as permitted)
* Neighborhood-serving commercial supporting daily needs

The approved density and flexibility support **multiple builder participation**, phased absorption, and diversified product strategies.

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## INFRASTRUCTURE & UTILITIES

### **Water**

* **6” Water Line on FM 665**
* **3” Water Line on FM 763**
* Certificate of Convenience and Necessity: **CCN 10554**

### **Sewer**

* **On-Site, Permitted Wastewater Treatment Plant**
* Eliminates dependency on municipal sewer extensions
* Significant cost and timing advantage for phased development

### **Floodplain**

* Approximately **15% FEMA Zone AE**
* Remaining acreage suitable for planned residential and commercial development
* Flood areas can be integrated into **open space, drainage, and amenity design**

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## ENTITLEMENTS & APPROVALS (FULLY IN PLACE)

The project is offered with a **comprehensive entitlement package**, significantly reducing development risk and timeline.

### **Included Studies & Approvals**

* **Market Study** – Zonda
* **Concept Plan** – Pape-Dawson Engineers
* **OPC (Overall Preliminary Construction Plans)** – Pape-Dawson
* **Boundary & Topographic Survey** – Pape-Dawson
* **Approved Development & Consent Agreement** – City
* **MMD Consent Resolution** – City
* **TCEQ WWTP Permit Renewal** – PEECO
* **Phase I Environmental Site Assessment** – Envirotest

This package allows developers to move directly into **final engineering, platting, and construction**.

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## FINANCIAL & STRUCTURAL ADVANTAGES

* **Municipal Management District (MMD) in place**
* Estimated **$37.0M Bond Petition Approval** enhances infrastructure funding capacity
* **No city impact fees** significantly improve per-lot economics
* Unincorporated location provides flexibility in development standards and phasing

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## IDEAL BUYER PROFILE

This opportunity is well-suited for:

* **Master Developers** seeking a phased, multi-builder community
* **Production Homebuilders** looking for scale and predictable absorption
* **Regional & National Builders** targeting workforce-driven demand
* **Private Equity or JV Sponsors** seeking entitled land with downside protection

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## INVESTMENT THESIS

* Rare **large-scale entitled tract** in a supply-constrained market
* Strong industrial employment tailwinds
* Infrastructure certainty with on-site WWTP and water availability
* Favorable tax structure and minimal governmental friction
* Positioned as the **foundational residential community** along FM 665