Navigation District Lots in Port Mansfield
The Willacy County Navigation District owns the land that makes up Port Mansfield, and from time to time it opens new lots for people who want to build here. If you have been waiting for a way into this town, whether for a weekend fishing place or a year round home, a district lot is an affordable path, and we can represent you on any lot in town. Here is what a district lot is, how the process works, and what is available right now.
What buying a district lot actually means
You are not buying the dirt. The Navigation District does not sell its land outright; it leases lots for residential and commercial use on long terms, up to fifty years. What you acquire is the lease on the lot, and then everything you build on it belongs to you. Hundreds of homes in Port Mansfield sit on exactly this arrangement, and leases transfer with the property when homes sell, so you can build now and sell later like anywhere else. Every property in town is leasehold; there are no fee simple parcels.
For the full picture of how district land works, including financing and taxes, read our Navigation District page.
New Port Subdivision
The district opened New Port Subdivision Phase 1, including 47 lots along Gulf Street, Baffin Street, and Bayview Drive that are offered first come first served. There is no waiting list and about half are already gone. See the recorded plat for the lot layout.
Lots are 50 by 130 feet and priced at $60,000 each. The annual ground lease is $8 per front foot ($400 per year on a 50 foot lot) plus the $75 annual heavy debris fee. Unimproved lots also carry a $334 yearly standby fee that goes away once utilities are connected to the PUD. Recorded restrictions set a 1,200 square foot minimum build, and barndominiums are expressly allowed.
Available New Port lots right now
As of early October 2026, the district shows these Phase 1 lots as still available: 3, 4, 5, 6, 14, 17, 18, 21, 22, 23, 24, 25, 26, 27, 32, 36, 39, 40, 41, 42, 43, 44, and 45. When something on this list catches your eye, call quickly because there is no reservation list and the most desirable lots go first. We update this list monthly from district availability.
West Harbor Waterfront Lots
West Harbor offers larger waterfront lots in Port Mansfield. Each site measures 75 x 230 feet (0.396 acre, made up of three original lots) and is priced at $350,000. These properties offer direct harbor frontage for buyers looking to build a custom waterfront home in Port Mansfield. See the recorded restrictions and the survey of the 75 foot sites.
The annual ground lease is $24 per front foot, plus the annual heavy debris fee, currently $75. Bulkheads are not required, but if one is constructed, it must be built of concrete or a similar material approved in advance by the Willacy County Navigation District.
As of early October 2026, the section holds 11 of these waterfront sites, and 5 are available through Megan: lots 36 to 38, 42 to 44, 48 to 50, 54 to 56, and 60 to 62.
See the current West Harbor lot listings on our property search or call us for what is available today.
How the process works
Call us first and we will confirm availability and walk the ground with you. Some lots look identical on a plat map and completely different in person. Pick your lot informed of its features, and know that different areas of town carry different lease rates. At closing, the title company handles all lease paperwork with the Willacy County Navigation District on your behalf, coordinating both the assignment of the existing lease and the new 50 year lease directly with the district office in Raymondville at (956) 689 3332. Utility service is set up through the Port Mansfield Public Utility District. Once you have possession, plan your build under district requirements and your lease terms, then build it and enjoy it. Ongoing lease payments to the district can be made online.
Common Questions
Can you buy land in Port Mansfield TX?
Not in the usual sense. The Willacy County Navigation District owns the land and leases lots on long terms, up to fifty years. You lease the lot and own everything you build on it. That is how nearly every home in town works.
How much does a WCND lot in Port Mansfield cost?
New Port Subdivision lots are $60,000 each for a 50 by 130 lot, then the annual ground lease runs $8 per front foot ($400 per year) plus the $75 annual heavy debris fee, and a $334 yearly standby fee applies until utilities are connected. West Harbor waterfront district lots are $350,000 each for a 75 by 230 lot and the lease is $24 per front foot annually. Call us for current availability.
Are there waterfront lots available in Port Mansfield?
Yes. Waterfront availability changes, but the district recently opened West Harbor, offering large waterfront lots measuring 75 x 230 feet at $350,000 each. No bulkhead is required, but if one is built, it must be constructed of concrete or an equivalent material approved by the district. Annual lease fees are calculated at $24 per front foot. Additional waterfront lots throughout Port Mansfield come available from time to time. Check the current inventory on this page or call me directly for what is available today.
Can I build a house on a leased lot in Port Mansfield?
Yes, that is the standard path here. You lease the lot from the Navigation District, build under district and county ordinances and your lease terms, and the house is yours. The lease transfers with the home if you ever sell.
Is there a waiting list for Port Mansfield lots?
No. The district offers new subdivision lots first come first served with funds in hand, and it has stated no waiting list will be established. When something good opens up, moving quickly matters.