Before spending 30 minutes digging into a parcel, run this screen. Most deals die here — and that's the point. If a site passes all five in 5 minutes, it earns 30 more. If it fails two or more, move on.
Is there a transmission-level substation within a reasonable distance? What's the available capacity? A parcel two miles from a 345 kV line with headroom is worth 10× a parcel the same size with only a 12 kV distribution tap.
345kV > 138kV > 69kV > Distribution
ERCOT publishes nodal price data. Chronically congested nodes mean high power costs and slow study timelines — that kills developer IRR before the LOI gets signed.
Check ERCOT nodal pricing
Heavy industrial or rural with ag exemption? What's the county's track record with large-load industrial approvals? One county commissioner who's never seen a 200 MW load can blow up a deal faster than any utility issue.
County approval history matters
Data centers evaporate millions of gallons a year. Is there a municipal system nearby with capacity, or are you looking at a groundwater permit process that runs 18+ months?
Municipal supply vs. groundwater permit
Has another large industrial project landed nearby? Any organized opposition? Greenfield sites in counties that have never seen this before need 6–12 months of political education before you even get to a PUC application.
Precedent reduces political risk
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