Looking at land near the little place called Calgary in ZIP 75972 and wondering where the smart redevelopment plays are? In rural San Augustine County, value often hides in access, utilities, and what the land can legally and practically support. This guide shows you how to spot viable opportunities, what to verify first, and a simple workflow to move from idea to action with confidence. Let’s dive in.
Where Calgary, TX fits in East Texas
Calgary appears as a place name within San Augustine County, a sparsely populated, rural market anchored by the City of San Augustine. You will see flexible use potential on many tracts, but success depends on septic feasibility, flood status, and access to utilities. For official records and permits, use San Augustine or San Augustine County when you search or call. To confirm the locality, review the Calgary place reference in San Augustine County on MapQuest’s location page for clarity.
Calgary location in San Augustine County
Redevelopment ideas that fit the market
Recreational or timber repositioning
Amenity buyers are drawn to East Texas forests and nearby lakes. You can enhance value with trails, improved entrances, short-term hunting leases, and a timber management plan. Verify access, wetlands and flood constraints, and any highway driveway requirements before you improve a site.
Rural residential or small-acreage subdivisions
Demand for low-cost country lots can support 5 to 20 lot clusters if soils support on-site septic and water is available. In Texas counties, traditional zoning is limited, yet subdivision, health, and access rules still apply. Review Texas land-use limits and local authority so you do not assume city rules apply in the county.
Texas land-use restrictions overview
Highway-front commercial and service uses
High visibility on state or U.S. highways can support convenience, storage, repair, or small service sites. Any new driveway to a state highway requires a TxDOT access permit, sight-distance review, and drainage design. Start with a pre-application conversation so your layout aligns with permit requirements.
TxDOT driveway permit guidance
RV parks, manufactured-home communities, or workforce lodging
Lower land costs and access to outdoor amenities can support short-term RV or long-term manufactured housing. Flood risk, soils, and infrastructure drive feasibility and insurance costs. Confirm floodplain status early and budget for appropriate wastewater systems.
Renewable energy and solar sites
Flat rural tracts can interest solar developers. Interconnection capacity, easements, and electric cooperative policies drive site selection. Request early load studies and line-extension estimates to understand true costs.
Limited adaptive reuse
In small towns, adaptive reuse exists but is less common. Recent Texas law changes that streamline conversions apply mainly to larger cities, not rural counties, so confirm local applicability before you plan.
Know the rules before you buy
Land use and jurisdiction
Counties in Texas generally do not have traditional zoning, but cities do inside city limits and ETJs. Always confirm if your parcel is inside the City of San Augustine or its ETJ, since rules and utility access change with jurisdiction.
City of San Augustine community and utilities
Septic systems and wells
In San Augustine County, the Angelina and Neches River Authority administers on-site sewage facility permits. Septic feasibility, setbacks, and soils testing often set minimum lot sizes and densities for small subdivisions. Call ANRA early for site suitability guidance and permitting steps.
Road access and drainage
New driveways on state highways need a TxDOT permit, which depends on sight distance, safety, and drainage. County road connections may require a culvert permit. Account for engineered drainage on higher speed corridors in your site plan and budget.
Floodplain updates and insurance
FEMA released preliminary flood maps for San Augustine County in 2024 to 2025, and many properties were remapped. Flood status affects building elevation, allowable uses, and insurance. Check current and preliminary FIRMs before you finalize a contract.
FEMA flood-map notice for San Augustine County
Environmental and public-land adjacency
Parcels near national forest land or reservoir control zones may face habitat, wetlands, or Corps jurisdiction constraints. Order wetland checks and coordinate with the appropriate agencies if your site touches managed lands. A survey with clear boundaries and easements helps avoid costly surprises.
Quick feasibility workflow
- Confirm legal description, ownership, and tax status with county records.
- Order a current boundary survey and review all easements and access.
- Check FEMA flood maps and ask about any pending changes or appeals.
- Call ANRA to discuss septic feasibility and soils testing.
- Request electric service availability and a line-extension estimate from the co-op.
- If you have highway frontage, start an access-permit conversation with TxDOT.
- Screen for wetlands, environmental constraints, and timber value if relevant.
- Build a conservative pro forma that reflects septic-driven lot sizes, floodplain exclusions, roads, and utility costs.
San Augustine County Commissioners and contacts
Infrastructure checks that move the needle
- Electric: Deep East Texas Electric Cooperative serves much of the county. Ask for load studies and cost estimates for line extensions, pole relocations, and transformers.
Deep East Texas Electric Cooperative portal
- Water and wastewater: Inside city limits, check municipal capacity. Outside, plan for wells and on-site septic, and factor in Rayburn-area rules if applicable.
City of San Augustine community and utilities
- Drainage: The Texas General Land Office has funded drainage and mitigation projects in the region, which can signal both improvements and historic risk. Review local plans to understand context and timing.
- Broadband: Some rural areas lack reliable high-speed internet. If your project depends on connectivity, examine state maps and explore grant or provider partnerships.
Texas Broadband Development Office outreach
Pro formas and financing fit
- Traditional banks and private capital: Rural projects often require stronger equity and local lender relationships that understand timber or land carry.
- USDA Rural Development: Consider federal programs that support rural housing, utilities, or community facilities when appropriate.
- Public partnerships: Track state and federal infrastructure funds for roads, drainage, or broadband that can reduce site costs and improve absorption.
Red flags to catch early
- No recorded legal access or ambiguous easements.
- Soil conditions that do not support septic at your planned density.
- Floodplain encumbrances on your buildable area.
- High line-extension costs for electric or limited water capacity.
- Highway frontage without a feasible TxDOT access plan.
When you pair local due diligence with a clear design and permitting plan, small rural tracts around Calgary in San Augustine County can deliver outsized results. If you want a discreet, design-forward partner to help you evaluate sites and present your project with best-in-class marketing, connect with Bearspaw Real Estate.
FAQs
Is there zoning for land near Calgary in San Augustine County?
- Most county parcels do not fall under traditional zoning, but city parcels do. Always verify jurisdiction and any deed restrictions before you plan.
Who handles septic permits for rural subdivisions in this area?
- The Angelina and Neches River Authority administers on-site sewage permits in San Augustine County. Contact them early to discuss soils, setbacks, and system types.
How do I get a driveway onto a state highway like SH 103?
- You must secure a TxDOT access permit after an engineering review of safety, sight distance, and drainage. Begin with a pre-application discussion to align your layout.
Are flood maps changing for San Augustine County right now?
- Yes, FEMA released preliminary digital flood maps for 2024 to 2025. Check current and preliminary panels before purchase since mapping can affect insurance and elevations.
Who provides electric service to rural tracts near Calgary, TX?
- Deep East Texas Electric Cooperative serves much of the county. Request a line-extension and transformer cost estimate during feasibility to avoid surprises.
What if my land is near national forest or reservoir areas?
- Expect potential habitat, wetlands, or control-zone considerations. Order a survey, review the National Wetlands Inventory, and consult the appropriate agencies if needed.
