MLS# 73369941 | Listed by Sean McFarlin, Lion Drive Realty
Rendering: illustration of a potential build. Actual lot photos below.
This 1-acre wooded lot sits at the end of a quiet cul-de-sac in the Deer Forest subdivision of New Waverly, TX. A deed-restricted community surrounded by the natural beauty of East Texas and minutes from Sam Houston National Forest.
The property features mature hardwood trees including oaks and pines, paved roads, underground electric utilities, and central water. The lot is ready to build on with no MUD taxes. An ideal canvas for your custom dream home in a peaceful, nature-rich setting.
Deer Forest is a deed-restricted community with approved builders, including Royal Texan Homes, Partners in Building, Design Tech Homes, Sierra Classic Custom Homes, Blackoak Custom Homes, RVision Homes, Superior Homes Custom, Tilson Homes, Jamestown Estate Homes, and Precision Homes. Minimum build requirement is 2,000 SF. This ensures quality construction and long-term property values throughout the neighborhood.
This lot isn't just a lot. It's the start of a custom home. I'll help you line up the pieces (financing, builder, and the land itself). After the lender + builder introductions, you work with them directly:
I'll introduce you to a vetted lender for your situation: VA One-Time Close if you're a veteran, USDA or conventional if you're not, so you know what you qualify for before you design a single wall. After the intro, you work with the lender directly.
I'll connect you to an Approved Builder from the Deer Forest preferred list (Tilson, Partners in Building, RVision, Jamestown, and more). They already know the ARC rules and CCRs (no permit surprises). From the intro on, the builder runs the build process directly with you.
I'm the seller's agent on this listing. If you'd like me to represent you as a buyer, we'd sign a buyer representation agreement first. Commission terms are part of that conversation, and at that point I'd act as an intermediary with my broker's permission. If you already have your own agent, I'll work with them directly.
One conversation. Lender + builder lined up, and we can talk through buyer representation if you want it.
Where the pines meet the sky and the pace slows down
122 Signal Rd, New Waverly, TX 77358
Deer Forest is a deed-restricted community requiring use of an approved builder. Current approved builders include:
Royal Texan Homes • Partners in Building • Design Tech Homes • Sierra Classic
Blackoak Custom Homes • RVision Homes • Superior Homes Custom • Tilson Custom Home Builders
Review the official Deer Forest community documents before you buy
Detailed construction standards & guidelines
Instrument #70391 • 33 pages
Nestled among the towering pines and hardwoods of East Texas, Deer Forest offers the privacy and tranquility of country living with practical access to urban amenities. Sam Houston National Forest is just minutes away, offering hiking, fishing, and outdoor recreation year-round.
122 Signal Rd is located in Deer Forest, a secluded acreage community in New Waverly, TX, just 12 miles from Lake Conroe and minutes from I-45.
Contact us for exact directions and a private tour.
Based on a $400K custom build (2,000–2,500 sq ft) on this 1-acre Deer Forest lot. P&I only. Taxes, insurance, and HOA dues are extra. Rates shown reflect late-April 2026 averages and will move with the market.
Why USDA costs more monthly than VA-not-waived: USDA has a smaller upfront fee ($4,925 vs. $10,589), but its 0.35% annual guarantee fee (~$145/mo) is baked into every payment for the life of the loan. VA has no annual fee. You pay the funding fee once at closing (rolled into the loan) and that’s it. Over 30 years, the annual fee outweighs the smaller upfront.
*Estimates only. Actual rates and terms depend on your credit, lender, and the day you lock. Build cost varies by builder and finishes. $400K is a basic 2,000–2,500 sq ft custom; expect $425–$525K for higher-end finishes. Add Walker County property taxes (~1.7%) and homeowners insurance to the monthly payment.
Common ways to finance vacant land in Texas
Experienced with rural land and construction financing
This property is in a rural area and likely qualifies for rural lending programs.
Your 1-acre lot sits in the Deer Forest subdivision, where a custom stick-built home (2,000 sq ft minimum, metal-clad barndominiums not permitted by the Deer Forest CCRs) can be financed together with the land in a single $0-down VA or USDA One-Time Close construction loan. Veterans, rural middle-income buyers, and first-time builders all have real paths here. Not eligible for a full waiver? A small down payment on an FHA or conventional OTC still gets you into a brand-new home on a wooded acre. Far less than what you’d pay for a resale in this market. Text or call Sean McFarlin at (832) 515-3872 and we’ll walk through which program fits you, connect you with the right lender, and line up an Approved Builder in one conversation.
Schedule a private showing or request more details about 122 Signal Rd and the Deer Forest community. Sean McFarlin is your local expert for Conroe, New Waverly, and the greater Lake Conroe area.
📞 (832) 515-3872 | 📧 sean@seanmcfarlin.com
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