FM 1410 & IH-10 Winnie, TX 77665

Description

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: approximately one mile of interstate frontage on each side of the highway, another mile of frontage along FM 1410, 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. The tract sits midway between Houston and Beaumont at the crossroads of I-10, SH 124, and SH 73—45 miles from downtown Houston, 55 miles from the Barbours Cut Container Terminal, and fronting a stretch of interstate that carries more than 60,000 vehicles daily. Located within a designated Opportunity Zone, the tract is an exceptional site for industrial warehouse and distribution development. 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 $36,600 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, 45 miles from downtown Houston, 55 miles from the Barbours Cut Container Terminal, 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 more than 60,000 vehicles daily past this tract between Houston, Beaumont, and the Louisiana line. The tract's dual-sided feeder access, roughly a mile of frontage on each side of the interstate, 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, large-format industrial warehouse and distribution buildings—an especially strong fit with a 55-mile drayage lane to the Barbours Cut Container Terminal—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
Approximately 1 mile of Interstate 10 frontage on each side of the highway
Approximately 1 mile of frontage on 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
Commercial water available from LNVA canal at several strategic locations
138 KV transmission line running length of south boundary
Midway between Houston and Beaumont on a national freight corridor
More than 60,000 vehicles pass the property on Interstate 10 daily
45 miles from downtown Houston and 55 miles from the Barbours Cut Container Terminal
Excellent location for industrial warehouse and distribution development
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.

Directions:

From Interstate 10 exit mile marker 822/FM 1410, head south for .5 miles, property on left.

Showing Instructions:

This property is exclusively marketed by Andrus Land Group, brokered by Coldwell Banker D’Ann Harper, REALTORS. To schedule a showing, please contact our team directly at info@andruslandgroup.com or (832) 536-9164.

Buyer’s agents must be present at all showings to qualify for co-broker compensation.