Approximately 28-34+/- acres of commercial land located at the hard corner of I-37 and SH-72 / FM-286 (Live Oak Crossing) in Three Rivers, Texas. Utility infrastructure in place. This site offers a rare opportunity to acquire large, contiguous acreage with excellent interstate visibility and access along one of South Texas' primary north-south corridors connecting San Antonio and Corpus Christi. The property is located in the extraterritorial jurisdiction (ETJ) providing broad zoning use for a wide range of commercial, retail, industrial, logistics, travel center, or mixed-use development strategies. The size and configuration of the tract allow for multiple development scenarios, including phased development, pad sites, or single-user occupancy. Utility infrastructure is a key value driver for this site. Water utility infrastructure is in place with capacity of approximately 300 million+ gallons available to serve future development. Electrical poles are located adjacent to the property, supporting near-term development and helping reduce upfront infrastructure costs and timelines. The surrounding corridor is anchored by strong national operators, including Love's Travel Stop, validating the interchange, traffic flow, and long-term commercial demand at this location. The property benefits from consistent regional, commuter, and commercial traffic along I-37, making it well suited for high-volume uses such as travel centers, QSR, fuel and EV charging, service retail, logistics, or industrial development.