A Closer Look at 3.91 Acres in Cleveland, Texas
You're considering purchasing approximately 3.91 acres on County Road 2276 as the future site of your Champion manufactured home. Before making that decision, it helps to understand more than simply what the seller is asking.
This report looks at what similar-sized properties have actually sold for, how the $120,000 asking price compares, estimated property taxes, flood information, water and utility options, and some of the practical considerations involved in turning this acreage into your home.
The goal is simple: Give you useful information so you can make your decision with confidence.
The Property You're Considering
County Road 2276 | Cleveland, Texas 77327
Property Details
- Acreage: Approximately 3.91 Acres
- Subdivision: Tarkington Prairie Estates
- School District: Tarkington ISD
- County: Liberty County
- Asking Price: $120,000
- Price Per Acre: Approximately $30,691
Key Characteristics
- Level with paved county-maintained road frontage
- Open and cleared — no trees or vegetation requiring removal
- Manufactured homes permitted
- Community water available through Tarkington SUD
- Electricity available through Sam Houston Electric Cooperative
- Recorded subdivision plat
You're not simply looking for acreage. You're looking for property that can ultimately become your homesite — and this property's open, cleared condition means you can focus directly on placing your home rather than first clearing land.
What Similar Properties Have Actually Sold For
Rather than comparing this property with every piece of acreage currently for sale, we focused primarily on closed vacant-land sales near the 3.2–3.9-acre range you've been considering.
How Does Your Property Compare?
Your Asking Price
3.91 acres on County Road 2276
Your Price Per Acre
Based on $120,000 / 3.91 acres
Comp #1 Per Acre
3.20 acres — Gaylor Creek, June 2026
Comp #2 High End Per Acre
3.49 acres — Timberline, HAR range upper bound
Based on the available closed-sale evidence, the $120,000 asking price falls within the observed market range for comparable acreage in the surrounding area. But price per acre only tells part of the story — utilities, drainage, restrictions, road access, septic suitability, and the amount of site preparation required all affect what you're ultimately getting for your money. In this case, the property is already open and cleared, eliminating one potential expense and step that can come with preparing undeveloped acreage for a homesite.
What About Your Property Taxes?
The property is located in Liberty County and Tarkington ISD. Based on the major published tax rates:
Published Tax Rates
- Liberty County: 0.4800%
- Tarkington ISD: 0.9302%
- Combined Rate: ~1.4102%
At $120,000 Taxable Value
- Estimated Annual Tax: ~$1,692
- Estimated Monthly: ~$141
Additional local taxing districts may apply, which could make the actual bill somewhat higher.
$1,700–$1,850
Reasonable working estimate per year for vacant land at a $120,000 taxable value, until the property's exact tax account and applicable taxing jurisdictions are confirmed.
What Happens to Your Taxes After Your Home Is Added?
The estimate on the previous card applies while we're considering the property as vacant land. Once your Champion manufactured home is placed on the property and recognized as part of the real property, your taxable value may include both land and home value — meaning your future property taxes could be higher.
If this becomes your primary residence and you otherwise meet Texas requirements, you may also qualify for applicable residential homestead exemptions that would reduce your taxable value. Planning in these two stages gives you a realistic picture of your cost structure both now and after your Champion home is in place.
What We Found About Flood Risk
According to the current HAR listing, the 3.91-acre property is represented as being:
Outside the FEMA Floodplain
Independent third-party flood-risk information also characterizes the property's flood risk as minimal. That's encouraging, particularly because you plan to place your home on the property.
Still Confirm Before Closing
HAR's representation and third-party risk information should not replace an official parcel-specific flood-zone determination. The property's exact FEMA flood-zone designation should be confirmed using current FEMA mapping and appropriate transaction documents before completing the purchase.
Manufactured Home Consideration
Liberty County has additional requirements for manufactured homes placed within a designated floodplain, including an Elevation Certificate. Confirming the flood-zone designation is particularly important given what you intend to do with the property.
Public Water or Private Well?
You initially considered installing a private well — but there may be another option. The property is currently advertised as having community water available through Tarkington SUD.
Published Tarkington SUD Upfront Charges
- Standard Residential Meter Tap: $1,800
- Impact Fee: $3,500
- Landowner Deposit: $125
Total published upfront charges: approximately $5,425, assuming no additional road crossing, driveway bore, or line extension is required.
Costs That Could Increase the Total
- County-road crossing
- Driveway bore
- Unusual meter location
- Required line extension
~$5,425
Published upfront charges for a standard Tarkington SUD connection — before any property-specific additions.
Before deciding between public water and a private well, the practical next step is to have Tarkington SUD confirm service availability and provide an actual quote for this specific property.
Your Septic System
Regardless of whether you ultimately choose Tarkington SUD water or a private well, you're planning for an on-site septic system.
Liberty County Requirement
Liberty County requires the septic portion of the project to be addressed before the manufactured-home building permit is issued. The appropriate septic permit must be obtained as part of preparing the property for your home.
Separation Requirements
If you use Tarkington SUD water, their published requirements establish separation distances between the water service line and septic components. These will factor into your site layout.
Final Design Factors
The final septic design and placement will depend on soil conditions, the location of your Champion home, and how you intend to use the property. A site evaluation is a necessary step before design is finalized.
Your Champion Home
Because you've already selected Champion as your manufactured-home builder — and the property is already open and cleared — you're beginning with a relatively straightforward homesite from a land-preparation standpoint. There are no trees or significant vegetation that first need to be removed.
That allows the planning process to focus more directly on:
Home Placement
Where your Champion home will sit on the 3.91 acres
Driveway & Access
Where your driveway will enter from the paved county-maintained road
Septic Placement
Location and design of your on-site septic system
Water & Electrical
Tarkington SUD connection or private well, plus Sam Houston Electric service to the home
Liberty County requires a permit when a manufactured/mobile home is moved onto a property — covering square footage, year and model, number of bedrooms, estimated value, and the property's legal information. Once you've selected your specific Champion model, much of that information should be readily available.
Electricity
The property is advertised as having electricity available through:
Sam Houston Electric Cooperative
That's another positive consideration when comparing this property with completely undeveloped acreage where electrical infrastructure may not yet be nearby.
Availability Is Already There
Electrical service availability has been identified through the listing. Having electricity already available at the property removes one of the common uncertainties associated with raw undeveloped rural land.
Final Cost Depends on Placement
The final cost of electrical service can depend on where you place your Champion home in relation to the existing electrical infrastructure. An actual site evaluation or service request will ultimately determine those costs once you've selected the location of your home.
What We've Already Researched for You
This gives you a much clearer picture of the property than simply knowing that 3.91 acres is available for $120,000.
Market & Comparables
- Recent comparable acreage sales
- A recent sale on CR 2276 in the same subdivision
- Approximate vacant-land property taxes
Flood & Land
- HAR's reported FEMA floodplain status
- Independent flood-risk information
- The property's current open and cleared condition
Utilities
- Tarkington SUD public-water availability
- Published Tarkington SUD connection costs
- Electrical-service availability through Sam Houston Electric
Permits & Use
- Manufactured-home use confirmation
- Septic permitting requirements
- Liberty County manufactured-home permitting
What Still Needs to Be Confirmed
There are only a few things that are best confirmed as part of your final due diligence before completing the purchase.
Official Flood-Zone Determination
Confirm the exact FEMA flood-zone designation using official current FEMA mapping or a parcel-specific flood determination.
Recorded Plat, Restrictions & Easements
Your title documents and survey should confirm any restrictions, setbacks, utility easements or other limitations affecting where you can place your home, septic system, driveway or other improvements.
Tarkington SUD Service Quote
Before deciding to drill a well, obtain a property-specific service determination and quote from Tarkington SUD for this particular tract.
Septic Site Evaluation
The final septic design and placement will require the appropriate site evaluation and permitting based on the location of your Champion home and conditions on the property.
So, What Does All of This Mean for You?
Price Is Within Market Range
The available closed-sale evidence places the $120,000 asking price within the observed market range for similarly sized acreage in the surrounding Tarkington area.
Same Road Comp Available
A recent 4.30-acre sale on the same road within Tarkington Prairie Estates adds meaningful local context to your evaluation.
Taxes Are Manageable
Approximate vacant-land property taxes at $120,000 taxable value are reasonably estimated at $1,700–$1,850 per year, subject to confirmation.
Already Open & Cleared
The property is already open and cleared, eliminating the need for tree and vegetation removal before beginning your homesite preparation — a practical advantage for your plans.
You potentially have two choices for water — Tarkington SUD public water or a private well — and because you've already selected Champion for your manufactured home, we can evaluate this property around what you actually intend to do with it, rather than treating it as generic vacant acreage.
The Bottom Line
Based on the available closed-sale evidence, the $120,000 asking price is within the observed market range for similarly sized acreage in the surrounding Tarkington area.
The Acreage Is Already Open and Cleared
That means you're not starting with wooded property that first needs to be cleared before you can begin preparing your homesite.
What You're Getting for Your Money
Open, cleared, road-accessible acreage in a recorded subdivision where manufactured homes are permitted — with public water and electricity already available nearby.
How Well This Property Fits Your Plans
As you continue evaluating, the remaining considerations are utilities, restrictions, drainage, flood-zone confirmation, septic suitability, and the costs of preparing the property for your Champion home.
This comparative market analysis is intended to help you evaluate the property you're considering. It is not an appraisal, survey, flood-zone determination, title opinion, tax certification, engineering report or guarantee of future property taxes. Property characteristics, restrictions, utilities, flood information, taxes, permitting requirements and development costs should be independently confirmed where appropriate before completing your purchase.
C&S Roy Property