The Land Ledger
The dream: 50+ acres, ideally around 100, a well, a place to live, horses, shooting and fishing — with Claire's drive to Baylor Scott & White College Station kept under 40–45 minutes. Millican proximity matters; Reynolds is secondary.
September 19, 2026 wider search and Zillow review. Prioritize under $1.5M, but consider higher-priced land when the fit warrants it. Vacant land works if a manufactured home, utilities and a later house are feasible. Known floodplain conflicts are excluded from the shortlist. The full history stays below; uncheck “Reviewed Sep 18–19” to see it.
Working interpretation: 40–45 minutes is the maximum, with a shorter commute preferred. Destination: 700 Scott & White Drive. The score remains the original 0–7: under $1M, house, 50+ acres, plumbing/septic, water feature, road access, and ≤30 minutes to Reynolds. Research priority below reflects today's needs separately. Unknowns do not earn a point. A high score never overrides flood or use restrictions.
What happened to the 6/7 property?
17137 / 17139 CR 319 is still here and Zillow shows it for sale. The current Zillow record confirms $1.5M, 50 acres, the older house, well and septic. The old address record is off market. Its current score is 5/7, formerly 6/7: the remaining point depends on the original ≤30-minute Reynolds rule. A new traffic-free route gives 30.70 minutes to Reynolds and 32.56 minutes to Claire's hospital. It remains a leading house option. Zillow's destination commute calculator could not be accessed; these are separate OSRM estimates.
20650B FM 2154 now earns 6/7 after its modeled Reynolds route was checked at 15 minutes. The 110-acre survey and which improvements convey still need confirmation. No 7/7 property meeting the current hard requirements was established.
Best current leads, with the same seven-point ratings
Conditional candidates, not purchase-cleared properties. Each still needs its listed checks. A mapped Zone X result is a screening result, not a guarantee against flooding. Routes marked * are traffic-free models; ? marks a rough geographic estimate. Check both shift-start and after-shift drives.
Important corrections
- 8787 Locke RoadA promising new 183-acre house-and-well result turned out to be sold September 3. It is retained as a sold comparison, outside the shortlist.
- Cypress SpringsThe listing admits floodplain along Spring Creek. It is excluded under the current whole-tract requirement; its well is now recorded.
- 11581 CR 419Official full-parcel screening intersects FEMA Zone A, as does 20751 FM 1155 E. Both are excluded under the strict whole-tract flood requirement.
- 17137 / 17139 CR 319One candidate, consolidated across address variants. It costs exactly $1.5M and the older house needs work; review the disclosed deed restrictions.
- The $975K CR 419 tractBoth parent parcels have Zone A floodplain. The exact 65-acre split, easement access and adjoining railroad need review. It is held outside the shortlist.
- False bargains4124 FM 149 W is about 3.81 acres, not the 57-acre portal error. Clear Lake / Rusky Duck and CR 443 Snook have flood flags. Circle C Ranch is off market. These do not qualify.
All properties, same seven-point score
Unfold the paper for utilities and notes. Flood: X* = county parcel screened against FEMA as minimal-hazard Zone X; X? = mapped parcel screened, full sale boundary not reconciled; ? = unverified; Flag = adverse evidence (see note). The old “Low” guesses are no longer displayed as clearance. Shoot/Stock: ✓ = specific evidence recorded, ? = not verified, — = recorded no. Acreage alone earns no permission checkmark. Available means a reviewed listing page displayed for sale; older entries retain their last known status and date.
| Score | Price | Acres | Location | House | BSW | R&R | Mill | Flood | Status | Added | Shoot | Stock | Water | Sep | Elec | Well | Fnc |
|---|
What has to pass before this becomes home
- Claire's actual driveTime the legal gate-to-hospital route at shift start and after shift; include driveway, bad-weather access and traffic. Bryan Living Hope and Millican are secondary route checks; Houston is a family-trip preference.
- The entire offered tractMatch survey and legal description to the effective FEMA map, including access. Require no mapped Special Flood Hazard Area under the current strict criterion; check local drainage and seller flood history too. A house-only risk score is not a parcel determination.
- Well and a legal dwellingWell log, yield and water-quality tests; septic inspection or soil/site approval; installed electric capacity. On vacant land, confirm manufactured-home permission, placement/installation rules, access and a later permanent house in the recorded deed and local requirements.
- Horses, shooting and fishingReview deed/HOA restrictions and applicable city/county rules. Have a qualified range professional assess a layout that keeps projectiles on the property; “hunting permitted” is not a target-range approval. Confirm pasture, fences, pond ownership and actual fish stocking.
- Total costUse written quotes for dwelling/repairs, delivered installation, well, septic, power, access, fences, barn and pond. The previous fixed construction allowances and blanket tax/payment assumptions have been retired. Agricultural valuation and taxes are parcel-specific.
Sources are linked in each entry. Official flood references: FEMA Map Service Center and the county appraisal GIS. For shooting-rule review, see Texas Local Government Code Chapter 235. Historical notes are retained for comparison and may contain superseded assumptions; dated September 18 notes take precedence. No agents were contacted and no tour or offer was submitted.