11.4 Acres · Inside Devine City Limits · City Water, Sewer & Electric Available
$279,000 USD · Payable in BTC, USDC/USDT, or USD · Owner Financing Available
A rare development-grade tract in the path of San Antonio’s southwest growth corridor — one of the few remaining large parcels inside city limits with full municipal utilities already at the road. At 11.4 acres, it’s large enough to subdivide, small enough to keep as a private homestead, and priced well under the going rate for city-utility land in the Texas Hill Country region.
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Why this parcel is different from the other “10 acres near San Antonio” listings you’ve seen:
✅ Inside Devine city limits — not “close to town,” actually inside. This is the difference between building on your timeline and waiting 18 months for a well permit and septic percolation test.
✅ City water, city sewer, and electric all available at the property — no well to drill (avg. $15k–$30k in Medina County), no septic to install (~$8k–$15k, and septic is not allowed here because sewer is available), no power line to run.
✅ Multiple access points — flexible for subdivision, driveway placement, or a private/service split.
✅ Zone X flood designation — minimal flood risk per FEMA data; a rarity for Texas parcels this size at this price.
✅ Survey already completed and on file — no closing delays.
✅ Cleared, level, mostly open pasture with scattered mature trees for natural privacy — ready to build, not ready to clear.
✅ Devine ISD — small-town school district with strong local reputation.
The location math
35–40 minutes to downtown San Antonio via US-90 / I-35
~90 minutes to Austin
~5 minutes to grocery, hospital, and Devine’s Main Street
Direct US-90 access — the primary artery between San Antonio and the Uvalde/Del Rio corridor
Positioned in Medina County, which recorded a 5.9% year-over-year increase in rural land value in the latest Texas Real Estate Research Center rural land update
Development scenarios this land supports
Private homestead: Build one large home with 10+ acres of privacy, room for a shop, garden, livestock, and orchard.
Multi-generational compound: Layout supports 2–3 dwellings with shared driveway or separate access from the multiple entry points.
Subdivision play: ~8–10 lots at 1+ acre each; city utilities already stubbed means dramatically lower development cost per lot than the raw-land subdivisions currently selling in Medina County at $14k–$28k/acre.
Small equestrian / hobby farm: Cleared pasture + open terrain + city water = turnkey.
Long-hold appreciation: Land inside growing Texas city limits with utilities is a shrinking asset class. San Antonio’s population continues to push south and west.
Comparable market data (verify independently)
At the ask price, this parcel is priced below the top of the range for city-utility acreage — and every dollar you don’t spend on a well + septic + power run is a dollar of additional buyer equity from day one.
Property specifics
Address: 00 N Windy Knoll, Devine, TX 78016
County: Medina
Size: 11.4 acres (± per survey on file)
Zoning: Residential Lot & Acreage (verify intended use with City of Devine)
Utilities available: City water · City sewer · Electric
Flood zone: Zone X (minimal risk)
HOA: None
Property taxes (annual, per rate table): ~$25.90 combined (verify current assessment with Medina CAD)
MLS #: 1959925
Legal: Josh Ritchey Subdivision, Block NCB 148, Lot 1; Acres 11.4
Schools: Devine ISD (Ciavarra Elementary, Devine Middle, Devine High)
Documents available: Survey
Purchase terms
Preferred: All-cash (USD, BTC, or major stablecoins — USDC / USDT). 30-day close preferred, escrow through a crypto-friendly Texas title company.
Also accepted: Conventional financing, Texas Vet loan, cash.
Owner financing available: 20% down, terms negotiable — ideal for a buyer who wants land exposure without liquidating BTC. Ask about our BTC-collateralized financing structure.
BTC settlement: Price locked at USD number; BTC quantity computed at spot the day of closing. Multi-sig or qualified custodian escrow available.
A small closing-cost credit is available for buyers paying fully in BTC — recognizing the reduced friction and faster clearing.
Contact
Josh Ritchey
📱 SMS: +1 903-600-6433
📧 josh@smartgrowth.services (preferred)
Serious inquiries only. Survey, title work, and current tax documentation available on request. Buyer to verify all measurements, utility connection fees, zoning, and permitted uses with the City of Devine and Medina CAD before closing.
