FM 665 Corpus Christi TX 78415 - Reserves at Oso Creek 273 Acres of Residential Land Offered at $19,500,000 in Corpus Christi, TX 78415

# 273-Acre Entitled Master Planned Community ## Nueces County, Texas ### **A Fully Entitled, Infrastructure-Ready Opportunity for Builders & Developers** --- ## 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. --- ## 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** --- ## 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 --- ## 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. --- ## 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** --- ## 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**. --- ## 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 --- ## 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 --- ## 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