Land investment at Seguin Texas: Portfolio 17 launched
Land investment Seguin Texas: LandQuire launches Portfolio 17, a debt-free operation based on 162 serviced lots.
Land investment in Seguin, Texas takes on a new dimension with the launch of Portfolio 17 by LandQuire®. This unique opportunity combines zero debt, 50% discounted purchase and short execution to transform 97 acres into 162 serviced lots. The objective? Target a pro forma net ROI of 93% over 1 to 3 years, with a minimum ticket of $100,000.
AUTHOR This article was written by the LandQuire team, which specializes in real estate investment in the United States. Our experts analyze the real estate strategies of major corporations to assist French-speaking investors in their U.S. land acquisition projects.
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Team LandQuire (extract)
Daniel Charleton (CEO) - Romain Daniellou (COO) - Thibaut Guéant (CIO) - Alexandre Thévenet - Willem Van Biezen - Édouard Brain - Paul Fasterling
Land investment in Seguin Texas: key points to remember
- Strategic location: Seguin, ~30 min San Antonio, immediate expressway access - Product: 162 lots of 0.5 acre, flat land facilitating execution - Acquisition: ~$10,000/acre (≈ -50% vs. comparables for sale) - Financing: 100% equity, 0 debt for maximum flexibility - Schedule: ~12 months entitlements + ~90 days VRD - Target output: builder or retail ≈ $65,000/serviced lot - Pro forma: $5.2 M → $10.7 M (~93% net, unsecured) - Minimum ticket: $100,000
Pro Forma in 3 Figures
| Invested (100% equity) | Projected output | Pro forma net ROI |
|---|---|---|
| ~5,2 M$ | ~10,7 M$ | ~93% (not guaranteed) |
Seguin Texas land investment: why now?
The Texas real estate market is going through a phase of sustained growth, particularly in the San Antonio area. Seguin Portfolio 17 enjoys an exceptional geographic position at the heart of the San Antonio-New Braunfels economic corridor. Driven by migratory flows, a diversified employment base (aeronautics, healthcare, tech) and a competitive cost of living, the metropolitan area is expanding its residential radius. Seguin is capturing this demand thanks to Interstate 10 and SH-46, which reduce travel times to employment centers. Land investment in Seguin, Texas, is thus benefiting from sustained absorption of shovel-ready lots. Investments in networks, water and roads, and favorable planning in Guadalupe County, are structuring supply. For builders, access and flat topography simplify execution; for homebuyers, the price/quality of life balance is a driving force.
Favourable economic climate
Seguin, a town of almost 30,000 inhabitants, benefits from the dynamic San Antonio metropolitan area (population over 2.5 million) while maintaining attractive land prices. This proximity to a major urban center generates a constant demand for building land, fueled by :
- net influx of households and small businesses looking for competitively priced , ready-to-build lots;
- attractive journey times to San Antonio and New Braunfels via I-10 and SH-46;
- pro-business taxation (no personal income tax) and a clear regulatory framework;
- an infrastructure pipeline (roads, water, electricity) to support the gradual urbanization of the metropolitan bangs;
- A significant land price differential with neighbouring central areas, driving demand;
- an active manufacturer market in search of "shovel-ready lots" to secure its production;
- expansion of local services (schools, healthcare, retail), boosting residential appeal.
This momentum directly benefits theSeguin Texas land investment, supporting the absorption of 162 lots.
Seguin: strategic position for land flipping
The town offers a number of specific advantages for serviced lots in Seguin:
Optimal accessibility: Located 30 minutes from San Antonio with direct access to major highways(Interstate 10, State Highway 46).
Controlled growth: Planned urban development with local authorities favorable to real estate projects
Sustained demand: Active residential market driven by the arrival of new families and businesses
Serviced lots in Seguin (Texas): detailed analysis
Outstanding technical features
Seguin Portfolio 17 covers 97 acres of land with ideal development characteristics:
Flat topography: eliminates major earthwork costs and speeds up servicing work
Immediate expressway access: guaranteeing optimum commercial visibility and easy access for future buyers
Optimized division: 162 0.5-acre lots perfectly suited to the local market for single-family homes with gardens
Acquisition discipline: the key to success
The acquisition at ~$10,000 per acre represents a 50% discount to comparable land for sale. This price difference is the basis for the profitability of this transaction.
Acquisition cost per lot: Approx. $6,000 per lot (including road surfaces and easements), well below market prices
Margin of safety: This acquisition discount provides a cushion of protection even in less favorable market conditions.
Commercial flexibility: Allows multiple exit strategies depending on market trends
Sensitivity table
| Scenario | Impact | Mitigation |
|---|---|---|
| Selling price -10 | Reduced margin but preserved cushion | Buy low + 0 debt |
| Calendar +6-9 months | No pressure from vested interests | Simple operational porting |
| 50/50 manufacturer/retailer output mix | Accelerated break-even point | Risk smoothing |
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Business model and 100% equity financing
The benefits of zero debt
100% equity financing sets this project apart from traditional operations:
No banking pressure: total freedom to manage deadlines and operational decisions
Elimination of financial expenses: All income generated directly benefits investors
Maximum flexibility: exit strategy can be adapted to market opportunities
Investment breakdown
The total investment of $5.2 million breaks down as follows:
- Land acquisition: ~$1.0 million
- Servicing work (VRD): ~$2.8 million
- Soft costs and fees: ~$800,000
- Contingencies: ~$600,000
This breakdown illustrates the transformation of value: the average acquisition cost of ~$6,000 per lot (gross land), excluding VRD and soft costs, becomes a serviced lot sold for ~$65,000.
Seguin Texas land investment: schedule & execution (12 months + 90 days)
Phase 1: Entitlements (12 months)
This crucial phase for all land flipping in Texas includes:
Subdivision permits obtained from local authorities in Seguin, including approval of subdivision plans and compliance with town planning regulations
Validation of environmental studies to ensure compliance with federal and local standards, an essential step to avoid any subsequent blockages.
Coordination with utilities to plan connections to existing networks (water, electricity) and validate individual sanitation solutions
Phase 2: Servicing work (90 days)
The VRD (Voirie et Réseaux Divers) phase transforms the project in concrete terms:
Creation of an internal road network with high-quality access roads for each lot
Installation of drinking water and electricity networks with individual connections for each lot
Individual sanitation via septic tanks complying with local standards, a common and accepted solution in the region
Finishes and signage to deliver ready-to-build lots that appeal to builders and homeowners alike
Seguin Texas land investment: exit strategy & target price
Dual sales approach
The exit strategy is based on two complementary channels: bulk sales to builders, favoring absorption speed and budget visibility, and retail sales on a lot-by-lot basis, maximizing unit prices. This flexibility makes it possible to arbitrate according to demand, accelerating the breakeven point and optimizing the overall margin achieved.
Block sales to builders:
- Rapid absorption of all 162 lots
- Possible negotiation of a slightly lower price compensated by speed
- Lower commercial costs and shorter portage times
Retail sale (lot by lot):
- Optimized unit price around $65,000 per lot
- Greater sales effort but potentially higher margins
- Flexibility to stagger sales according to market conditions
Competitive price positioning
The target exit price of $65,000 per serviced lot is based on :
- Comparative analysis of similar sites in the Seguin region
- Competitive advantages: expressway access, flat topography, optimized lots 0.5 acre
- Quality of services: new, compliant infrastructure to facilitate construction
Risk management: prudential approach
Identified risks and mitigations
Regulatory:
- Risk: Delays in obtaining administrative authorizations
- Mitigation: Experienced local team and established relations with the authorities
Techniques:
- Risk: VRD costs higher than estimated
- Mitigation: In-depth preliminary studies and contingency budget of $600,000
Market:
- Risk: Slowdown in demand for building land
- Mitigation: Low acquisition price provides safety cushion, dual exit channel
Advantages of the debt-free model
The absence of debt reinforces the resilience of the project:
- No refinancing constraints in the event of unfavorable interest rate trends
- Freedom of timing to optimize time to market
- Reduced risk of loss thanks to the absence of negative leverage
LandQuire®: recognized expertise in U.S. real estate
Track record and proven method
LandQuire® specializes in U.S. land development with a methodical approach:
"Buy Right: Identify bargain-basement acquisition opportunities thanks to our extensive network and in-depth knowledge of local markets.
"Engineer Well: Optimizing development costs through rigorous engineering and qualified technical partners
"Sell Smart: Flexible exit strategies that maximize value according to market conditions
Multidisciplinary team
The LandQuire® team combines real estate expertise, technical skills and knowledge of local markets:
- Strategy & acquisitions: Identifying and negotiating land opportunities
- Operational execution: Management of entitlement and VRD phases
- Management control: budget monitoring and investor reporting
Investment opportunity for qualified investors
Target investor profile
This project is aimed at investors looking for :
Asset diversification: Exposure to the U.S. real estate market through a tangible asset
Short-to-medium-term horizon: Turnaround in 1 to 3 years depending on execution
Attractive returns: Potential ROI of 93% (not guaranteed) higher than traditional investments
Minimum ticket and terms and conditions
Minimum investment: $100,000 allowing proportional participation in project results
Legal structure: Dedicated investment vehicle with transparent governance
Regular reporting: Monitoring of entitlement, VRD and marketing phases
Structured investment process
- Establishing contact and qualifying investment objectives
- Due diligence: access to complete project documentation
- Underwriting: KYC/AML and legal finalization
- Project monitoring: regular progress reporting
- Distribution: payout according to scheduled waterfall
Any questions?
Frequently asked questions
Do you have a question about our offers, land or operations?
Find answers to the most frequently asked questions below. If you can't find the information you're looking for, please don't hesitate to contact us. We'll be delighted to help you with your project.
Is the 93% ROI guaranteed?
No, these are pro forma figures based on market assumptions. Actual performance may differ according to changes in exit prices, development costs and lead times.
Why choose debt-free financing?
100% equity eliminates banking constraints and offers maximum flexibility to manage calendar contingencies and optimize exit timing.
How liquid is the investment?
This type of transaction offers limited liquidity during the development phase. The terms of early exit are specified in the contractual documentation.
Is individual sanitation a hindrance?
Septic tanks are common in Texas suburban developments. This solution is integrated into the project engineering and price positioning.
Why invest in the United States?
The US real estate market offers legal stability, demographic growth and asset diversification for international investors.
How do you select land for your projects?
We analyze location, accessibility, topography, planning permission and development potential using our "Buy Right" methodology.
What kind of projects are you developing?
We specialize in the subdivision of raw land into ready-to-build serviced lots, mainly residential.
Why do you concentrate on residential projects?
The US residential market is characterized by strong structural demand and more predictable development cycles.
What environmental criteria do you take into account in your projects?
All our operations comply with federal and local environmental regulations, with systematic prior studies.
Who carries out the urban planning analysis?
Our local teams, including planners and surveyors, analyze regulatory constraints and optimize subdivision plans.
What is the minimum investment required to become a partner?
The minimum ticket varies from project to project. For Seguin Portfolio 17, it is $100,000.
Do you offer opportunities other than residential land projects?
We are currently concentrating on our core expertise: subdividing residential land in the United States.
What is the average duration of the projects you propose?
Our projects generally last from 1 to 3 years, including the entitlement, VRD and marketing phases.
What return can I expect from your projects?
Target returns vary from project to project. They are never guaranteed and depend on market and execution conditions.
What are the risks associated with this type of investment?
Regulatory risks (authorization deadlines), technical risks (VRD costs), market risks (price trends) and calendar risks (delays in execution).
Do you offer investors any guarantees?
No, we don't offer any guarantees. Our projects are risky investments, with pro formas that are not guaranteed.
Need more information?
Haven't found the answer to your question? Don't hesitate to contact us We'll get back to you as soon as possible.
Texas market outlook and conclusion
Favorable long-term dynamics
Texas maintains its attractiveness with :
- Sustained population growth (+2% annually in the San Antonio region)
- Favorable tax policies (no personal income tax)
- Infrastructure investments to strengthen regional connectivity
Seguin: ideal positioning
The town of Seguin is benefiting from this dynamic while maintaining :
- Land prices more affordable than in the heart of San Antonio
- A residential quality of life sought after by families
- Development prospects supported by local authorities
A structured, disciplined project
Seguin Portfolio 17 combines the ingredients of a successful land investment in Seguin Texas: discounted acquisition, rigorous VRD engineering, zero debt for resilience, expressway access, standardized 0.5-acre lots, double builder/retail exit, short timeframe (12 months + 90 days), transparent reporting, clear governance and margins secured by the structural low cost of entry.
✓ Discounted acquisition creating a margin of safety from the outset ✓ Prudent financing (100% equity) eliminating debt constraints
✓ Controlled execution by an experienced local market team ✓ Flexible exit strategy adapting to market conditions ✓ Attractive return potential over a short-to-medium-term horizon
For investors seeking exposure to the dynamic Texas real estate market via a tangible, structured project, this transaction deserves in-depth analysis.
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Performance not guaranteed. Read the legal documentation before investing.