Where the asking price sits relative to 20 closed sales, 12 pending contracts, and 15 active listings across the comp set.
Based on 20 closed sales of 70 to 300 acre parcels in Bastrop, Lee, Caldwell, and Fayette counties within the last 12 months.
| Address | City | County | Acres | Close Price | $/Acre | Yr Built | Sq Ft | Close Date |
|---|---|---|---|---|---|---|---|---|
| 314 Big Sky Ranch Rd | Smithville | Bastrop | 73.5 | $3,350,000 | $45,563 | 2021 | 6,776 | Apr 2026 |
| 98.413 Acres Misty Ln | Maxwell | Caldwell | 98.2 | $3,406,854 | $34,688 | — | — | Nov 2025 |
| 577 State Hwy 71 W | Smithville | Bastrop | 261.1 | $8,708,679 | $33,354 | 2015 | 2,400 | Jul 2025 |
| 16291 FM 86 Rd | Dale | Caldwell | 156.0 | $4,750,000 | $30,458 | 2011 | 2,535 | Jan 2024 |
| Gotier Trace Rd | Paige | Bastrop | 106.4 | $2,800,000 | $26,324 | 2019 | 4,525 | Aug 2025 |
| Hwy 290 | Paige | Bastrop | 135.5 | $3,300,000 | $24,354 | 1969 | — | Apr 2025 |
| Doc Bryson Ln | Bastrop | Bastrop | 82.7 | $1,991,000 | $24,069 | — | — | Apr 2026 |
| 1595 Hwy 95 S | Smithville | Bastrop | 174.8 | $4,200,000 | $24,021 | 2014 | 12,183 | Jan 2025 |
| 2287 Bryant Rd | Schulenburg | Fayette | 78.6 | $1,805,740 | $22,977 | 1995 | 2,600 | Dec 2025 |
| 2839 Schoenst Rd | Round Top | Fayette | 136.0 | $3,033,860 | $22,308 | — | — | Dec 2023 |
| 2001 Waldeck Rd | Ledbetter | Fayette | 180.0 | $4,000,000 | $22,222 | — | — | Oct 2025 |
| Barton Rd (167.5ac) | Bastrop | Bastrop | 167.5 | $3,700,000 | $22,085 | — | — | Aug 2024 |
| 2233 CR 323 | Lexington | Lee | 152.2 | $3,250,000 | $21,348 | 2009 | 2,834 | Aug 2025 |
| TBD Hwy 95 | Flatonia | Fayette | 137.0 | $2,700,000 | $19,708 | — | — | Aug 2025 |
| 1241 CR 406 | Lexington | Lee | 135.4 | $2,375,000 | $17,540 | 1975 | 2,438 | Feb 2026 |
| 1518 Old Sayers Rd | Elgin | Bastrop | 144.2 | $2,500,000 | $17,343 | — | — | Apr 2023 |
| 4042 N FM 154 | Muldoon | Fayette | 92.1 | $1,535,000 | $16,672 | — | — | Aug 2025 |
| 239 Barton Oaks Dr | Smithville | Bastrop | 172.0 | $2,850,000 | $16,570 | 2006 | 4,960 | Jul 2023 |
| 234 Sandy Rd | Rosanky | Bastrop | 115.1 | $1,900,000 | $16,514 | 2012 | 984 | Oct 2025 |
| 6125 FM 535 | Cedar Creek | Bastrop | 182.0 | $3,000,000 | $16,484 | — | — | Oct 2025 |
| Address | City | County | Acres | List Price | $/Acre | Yr Built | Sq Ft | Status |
|---|---|---|---|---|---|---|---|---|
| 250 Reids Bnd | Bastrop | Bastrop | 132.3 | $6,799,000 | $51,377 | — | — | Pending |
| TBD Smith Rd (88.8ac) | Bastrop | Bastrop | 88.9 | $4,000,000 | $45,019 | — | — | Pending |
| 624 CR 306 | Rockdale | Milam | 117.4 | $3,950,000 | $33,634 | 1950 | 2,776 | Under Contract |
| S Hwy 183 | Lockhart | Caldwell | 122.3 | $3,500,000 | $28,623 | — | — | Under Contract |
| 6019 FM 3158 | Dale | Caldwell | 79.2 | $1,821,600 | $23,000 | 1931 | 1,916 | Pending |
| 452 Ponderosa Rd | Bastrop | Bastrop | 89.7 | $1,900,000 | $21,172 | — | — | Pending |
| FM 671 | Luling | Caldwell | 135.4 | $2,302,650 | $17,000 | — | — | Under Contract |
| 1558 Texas St | Rockdale | Milam | 187.2 | $3,089,625 | $16,500 | — | — | Under Contract |
| 659 CR 463 | Thorndale | Milam | 137.0 | $1,493,000 | $10,896 | — | — | Under Contract |
| 3550 CR 387 | Hallettsville | Lavaca | 81.9 | $819,200 | $10,000 | — | — | Pending |
| 1342 CR 358 | Gonzales | Gonzales | 150.8 | $1,450,000 | $9,618 | — | — | Pending |
| TBD CR 346 | Milano | Milam | 120.0 | $996,000 | $8,300 | — | — | Under Contract |
| Address | City | County | Acres | List Price | $/Acre | Yr Built | Sq Ft |
|---|---|---|---|---|---|---|---|
| 531 Hwy 71 W | Smithville | Bastrop | 152.6 | $6,522,260 | $42,727 | 1987 | 4,000 |
| 303 Bob's Trl | Bastrop | Bastrop | 100.0 | $4,300,000 | $43,000 | 2019 | 4,400 |
| 1584 CR 226 | Giddings | Lee | 108.9 | $3,850,000 | $35,344 | 2007 | 10,224 |
| 15657 FM 86 | Dale | Caldwell | 103.2 | $2,450,000 | $23,752 | 1925 | 2,618 |
| TBD Taylorsville Rd | Red Rock | Caldwell | 313.6 | $6,995,000 | $22,304 | — | — |
| 4818 FM 535 | Cedar Creek | Bastrop | 89.1 | $1,869,000 | $20,974 | 1975 | 1,711 |
| 1648 Jeddo Rd | Rosanky | Bastrop | 71.2 | $1,400,000 | $19,669 | 1948 | 1,740 |
| 170 Zack Ln | Giddings | Bastrop | 72.8 | $1,375,000 | $18,893 | 1948 | 1,528 |
| 137 Shady Oaks Loop | Cedar Creek | Bastrop | 97.0 | $1,800,000 | $18,565 | 1950 | 1,181 |
| 256 Greasy Bend Rd | Smithville | Bastrop | 114.3 | $2,100,000 | $18,378 | — | — |
| CR 103 | Paige | Lee | 142.4 | $2,500,000 | $17,558 | 1998 | 2,400 |
| 5637 Jeddo Rd | Waelder | Fayette | 117.0 | $1,600,000 | $13,675 | 1985 | 1,422 |
| 1434 CR 139 | Giddings | Lee | 470.3 | $5,949,823 | $12,651 | — | — |
| TBD High Grove Rd | Cedar Creek | Bastrop | 291.0 | $3,600,000 | $12,371 | — | — |
| CR 420 | Waelder | Gonzales | 368.0 | $3,293,600 | $8,950 | — | — |
The asking price of $19,668/ac falls below the median closed sale of $22,308/ac in the comp set. On a raw $/acre basis, the property appears priced 12% below market.
Properties with newer or larger homes (Big Sky Ranch at $45K/ac, Gotier Trace at $26K/ac) trade at significant premiums. The subject's modest 2,248 sf home built in 2004 anchors it toward the middle of the range. The five stocked ponds, oil well income, and cross-fencing add value not captured in raw $/acre.
Estimated fair market value: $2.05M to $3.08M. The asking price of $2.3M sits in the lower third of this range, suggesting room to negotiate toward $2.0 to $2.1M or strong value at asking.