If you’ve been watching land prices climb across East Texas and wondering when you’d find something with acreage, utilities, and a good school district at a price that still makes sense, this is worth a look. This 6.4-acre tract sits on FM 16 about five miles west of downtown Lindale in Smith County. The land is partially wooded with flat to gently rolling terrain, a shallow seasonal pond on the west side, and several spots that would work well for a homesite. Electricity and water are available at the road. It’s in the Lindale Independent School District. Deed restrictions are in place—no mobile homes, minimum square footage requirements—which keeps the surrounding area consistent with site-built homes.

The tract offers a mix of open ground and native hardwood and pine cover. The terrain is flat to gently rolling, which keeps it usable whether you want to clear for a yard and garden or leave the trees standing for shade and privacy. A few elevated areas on the property provide natural building pads with decent sight lines across the surrounding landscape. The seasonal pond along the western edge collects water beneath the highline and attracts birds and other wildlife on the property.

Electricity runs along FM 16 through the local cooperative, and water service is available at the road. Those two utilities being in place saves you significant time and cost compared to land where you’d need to drill a well or run a line. The deed restrictions include a mobile home restriction and minimum-square-footage requirements. These aren’t unusual for small-acreage tracts in this part of Smith County and serve mainly to protect property values for everyone in the area.

At 6.4 acres, you have enough room to build a home with a proper yard, put in a garden, and still have space left over for a shop, a few head of cattle, or horses. The existing tree cover works as a natural windbreak and provides shade without requiring you to wait fifteen years for new plantings to mature.

The growing season in Smith County runs roughly 259 days, with the last spring freeze typically in early March and the first fall freeze arriving in late November. That’s a long window for anyone interested in gardening, raised beds, or small-scale agriculture. With utilities already at the road, your main costs after purchase are the home build itself and whatever site prep you need for the building pad and driveway.

Who This Land Works For

This tract fits buyers who want affordable acreage in a strong school district with utilities already in place. That includes families planning to build a home, first-time land buyers looking for a manageable piece of property to get started on, and anyone wanting a few acres outside of town without giving up convenient access to Lindale and Tyler.

At under $200,000 for 6.4 acres with electricity, water, and Lindale ISD, the numbers work for a wide range of budgets and plans.