FM 1410 & IH-10 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. 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 (832) 536-9164. Buyer’s agents must be present at all showings to qualify for co-broker compensation. Notice to Buyer’s Agents: To be eligible for compensation, buyer’s agents must accompany their clients at all showings. Offers submitted without agent representation may be subject to different terms and conditions. A minimum of 48 hours’ notice is required for all showings. Disclaimer: At Andrus Land Group, we aim to provide accurate and detailed information on farm and ranch properties. However, these properties often involve a range of legal, financial, and environmental considerations. All details, including but not limited to acreage, boundaries, improvements, taxes, legal access, and zoning, should be independently verified by prospective buyers. Information is subject to change without notice. Buyers are strongly encouraged to conduct thorough inspections and consult with appropriate legal, financial, and environmental professionals before entering into any purchase agreement. Andrus Land Group makes no warranties or representations as to the completeness or accuracy of the information provided.