#4 alone can save you six figures
I’ve seen sharp developers lose hundreds of thousands in Montgomery County.
Not from lack of hustle—
But from skipping these 7 questions:
1️⃣ Utilities?
Many lots are raw.
No power. No water. No sewer.
Adding them? $75K–$250K+.
Game over before you pour concrete.
2️⃣ Drainage?
Houston’s had five 500-year floods since 2015.
Bad drainage = massive detention + legal issues.
Sometimes, you can’t build at all.
3️⃣ Deed Restrictions?
Old covenants can block multifamily, control lot size, or restrict materials.
They’ve killed more projects than bad financing.
4️⃣ Zoning/ETJ?
Montgomery has no zoning—but Houston’s ETJ can slow you down fast.
3–9 month delays. Surprise rules. Restarted site plans.
5️⃣ Soil Conditions?
Expansive clay = 30–50% higher foundation costs.
Especially near Lake Conroe + The Woodlands.
6️⃣ Floodplain or Wetlands?
Even 0.25 acres of wetlands triggers federal permits.
Expect 6–12 months in delays, consultants, and fees.
7️⃣ Real Timeline?
Most devs budget 6 months.
Reality? 8–12+.
Your lender won’t care that you were “optimistic.”
Bottom line:
Don’t fall in love with the dirt until you get answers to all 7.
I’m David Cabrera, and I help investors turn Texas dirt into gold—without stepping on landmines.
Follow for more no-BS land dev breakdowns, real-world deals, and Texas-specific insights.
When investing in land, especially in regions like Montgomery County, understanding the nuances of land development is paramount. With many lots being raw, the potential for hidden costs can escalate quickly if utilities such as power, water, and sewer need to be laid. This can range from $75K to over $250K before construction even begins. Furthermore, sites must be examined for proper drainage—a critical factor considering Houston’s history of severe flooding. Poor drainage can lead not only to a loss in property value but can also create significant legal complications. Meanwhile, old deed restrictions may limit how you can develop the property, hindering your project's potential. The zoning laws, particularly Houston's Extraterritorial Jurisdiction (ETJ), can impose unexpected delays on timelines. Soil conditions, such as expansive clay, dramatically influence foundation costs and construction viability. Moreover, even small wetlands can trigger governmental oversight and lengthy permit processes. Lastly, developers often underestimate timelines—what could be planned for six months can extend to a year or more. Navigating these questions thoroughly before committing will protect your investment and provide a clearer path to successful land development.
