FM 1410 & IH-10 - FM 1410 & IH-10 Winnie, TX 77665 800 Acres of Commercial Land Offered at $1.00 in Winnie, TX 77665

800± Acres on Both Sides of I-10 at FM 1410 | Winnie, Texas — Chambers County's Next Growth Interchange OVERVIEW A generational commercial land offering in the path of Gulf Coast growth. This 800± acre tract controls both sides of Interstate 10 at FM 1410 in Winnie, with ingress/egress ramps to the feeder on both sides and a dedicated overpass connecting the north and south parcels—an infrastructure package that simply cannot be replicated. Positioned midway between Houston and Beaumont at the crossroads of I-10, SH 124, and SH 73—and located within a designated Opportunity Zone—this is one of the largest contiguous interchange-controlled land positions available on the I-10 Texas corridor. WHY CHAMBERS COUNTY, WHY NOW Chambers County is one of the fastest-growing counties on the eastern flank of the Houston metro, with population nearly doubled since 1990 and Mont Belvieu expanding more than 40% since the 2020 census. Growth that began in the western county is moving east along I-10. TGS Cedar Port—the nation's largest rail-and-barge-served industrial park—signed the Houston area's largest rail-served industrial lease of 2025 and continues expanding rail capacity beyond 5,500 railcars, pushing logistics, trucking, and service employment eastward along the corridor. Land inventory countywide is thin: Chambers County ranks 194th of 254 Texas counties for rural acreage on the market, and large assemblages with highway infrastructure are effectively off the menu. Median county land pricing near $33,600 per acre reflects a market that has already repriced the western corridor—while the eastern county still sits ahead of the growth path. LOCATION & ACCESS Winnie sits at the junction of I-10, SH 124, and SH 73—25 miles from Beaumont, under an hour from the Houston metro's eastern edge, and the primary gateway between I-10 and the Bolivar Peninsula. The I-10 Texas corridor is one of the nation's principal coast-to-coast freight routes, carrying heavy daily truck and passenger volumes between Houston, Beaumont, and the Louisiana line. The tract's dual-sided feeder access and connecting overpass give a developer or user immediate command of the interchange from every direction of travel. OPPORTUNITY ZONE ADVANTAGE The property is located within a designated Opportunity Zone, offering qualified investors significant potential tax advantages—including capital gains deferral and long-term basis step-up on appreciation—when development or improvement is structured through a Qualified Opportunity Fund. For a tract with this scale of development upside, the Opportunity Zone designation materially enhances after-tax returns and broadens the buyer pool to include OZ funds actively seeking large, infrastructure-ready sites. Investors should consult their tax advisors regarding qualification and structuring. DEVELOPMENT POTENTIAL Eight hundred acres with interstate frontage on both sides supports master-planned flexibility at a scale rarely available: travel center and highway retail at the ramps, distribution and industrial uses served by the corridor's freight volume, residential or mixed-use development supported by Winnie's established community and schools, and long-term land banking across the balance. The overpass connection allows phased development of both sides under single ownership—capture the traffic-facing pads today while the interior acreage appreciates in the growth path. HIGHLIGHTS ? 800± acres spanning both sides of Interstate 10 at FM 1410 ? Ingress/egress ramps to the feeder on both sides of the interstate ? Dedicated overpass connecting north and south parcels ? Located within a designated Opportunity Zone ? Crossroads position: I-10, SH 124, and SH 73 ? Midway between Houston and Beaumont on a national freight corridor ? Chambers County growth momentum moving east along I-10 ? Scale, frontage, and infrastructure that cannot be assembled again THE OPPORTUNITY Interchange-controlled acreage of this scale changes hands once in a generation. As Chambers County's industrial and residential expansion presses east along I-10, this tract offers the infrastructure, flexibility, and positioning to lead the corridor's next chapter—whether as a master-planned development, a strategic logistics site, or a long-term hold in the direct path of Gulf Coast growth.