American Real Estate Centers
Total Acreage
387.4
Combined portfolio
Development Parcels
8
Individual holdings
Est. Lot Potential
618
With septic (0.5 ac)
Max Potential
1,200+
With municipal sewer
Location
Austin
Eastern expansion path
📋 Executive Summary
This report analyzes eight (8) parcels totaling approximately 387.38 acres located along or near Littig Road in Manor, Travis County. The primary objective is to evaluate development potential based on current Travis County OSSF (On-Site Sewage Facilities) standards and regional utility availability.
Key Finding: The combined portfolio represents a significant development opportunity in the path of Austin's eastern expansion with development potential ranging from 618 to 1,200+ residential lots depending on utility infrastructure.
⚖️ Regulatory & Utility Requirements
Public Water + Septic (OSSF)
Minimum Lot Size: 0.5 Acres
Private Well + Septic (OSSF)
Minimum Lot Size: 1.0 Acre
Public Sewer Available
Lot Sizes: 5,750–7,200 sq. ft. (Subject to City of Manor ETJ zoning)
⚡ Utility Infrastructure Status
Water Supply
Manville Water Supply Corp service area
Electricity
Bluebonnet Electric Cooperative
Wastewater/Sewer
Municipal sewer not currently available
Note: Development will require individual Septic Systems (OSSF) or construction of a private Package Wastewater Treatment Plant for higher density.
🏗️ Septic vs. Sewer Strategy
Scenario A: Septic System
618 Lots
0.5 acre minimum per lot
Scenario B: Private Sewer Plant
1,200+
3-4 units per acre (requires TCEQ approval)
Recommended Action
Conduct Preliminary Engineering Report (PER) to explore centralized private sewer system option
Portfolio Ownership Groups
Group A: Littig Road Investments
142.0 acres
227–113 potential lots
Group B: Austin 27, LLC
174.3 acres
278–139 potential lots
Group C: Austin 21, LLC
71.09 acres
113–56 potential lots
⚠️ Tax Implications
Agricultural Valuation Status
Several parcels marked (1-D-1) = Agricultural Use valuation
⚠️ WARNING: Conversion to residential will trigger Rollback Taxes
Owners must pay difference between Ag-value and Market-value for previous 3 years
Development Constraints
Right-of-Way Requirements
50-60' minimum for local residential roads
Land Deduction Applied
20% for ROW, drainage, detention
Lot Estimates Adjusted
All calculations account for infrastructure
Detailed Property Analysis
| Owner Group | Property ID | Acreage | Lots (0.5 ac) | Lots (1.0 ac) | Status |
|---|---|---|---|---|---|
| Littig Road | 460071 | 10.0 | 16 | 8 | Water/Elec |
| Littig Road | 500811 | 132.0 | 211 | 105 | Ag-Exempt (1-D-1) |
| Austin 27 | 442433 | 108.76 | 174 | 87 | Ag-Exempt (1-D-1) |
| Austin 27 | 236996 | 55.54 | 88 | 44 | Ag-Exempt (1-D-1) |
| Austin 27 | 696260 | 10.00 | 16 | 8 | Littig Rd |
| Austin 21 | 815599 | 45.84 | 73 | 36 | Undeveloped |
| Austin 21 | 236969 | 20.24 | 32 | 16 | Undeveloped |
| Austin 21 | 799783 | 5.01 | 8 | 4 | Trailer Subd |
Conclusion & Development Opportunity
The combined 387+ acres represent a significant development opportunity in the path of Austin's eastern expansion. Under standard Travis County septic rules (with public water), the portfolio supports a yield of approximately 618 residential lots.
🚀 Upside Scenario:
If municipal sewer can be extended or a private plant built, this yield could potentially double or triple to 1,200+ units, depending on infrastructure investments and regulatory approval.
Report Date: February 9, 2026 | Location: Manor, Travis County, TX (Caldwell A C Survey 52)
This report is for illustrative purposes and represents a sample analysis. For comprehensive land development feasibility studies, contact American Real Estate Centers.