Exceptional commercial land opportunity on one of East Texas's most traveled growth corridors. This 14-acre tract offers over 400 feet of prime State Highway 34 frontage located 1,660 feet north of County Road 3505 in unincorporated Hunt County, completely outside city limits with no zoning restrictions. Currently in agricultural use as a hay meadow, the property is a clean slate ready for development. What sets this listing apart is that a TxDOT culvert and entrance permit is already in hand, eliminating one of the most time-consuming and costly entitlement hurdles facing commercial developers today, drive-in access is approved and ready to build. With high visibility and strong daily traffic counts along the Hwy 34 corridor connecting Greenville and Quinlan, this site is ideally suited for retail development, a fuel and convenience center, self-storage facility, agricultural supply, or light industrial use. The unrestricted nature of the property provides maximum flexibility for end users and investors alike. Hunt County continues to attract significant commercial investment driven by population growth, proximity to the Dallas-Fort Worth Metroplex, and expanding infrastructure. This is a rare opportunity to secure a large-format highway frontage tract with entitlements already underway. Property highlights include 14.0 acres, 400+ feet of State Highway 34 frontage, TxDOT culvert and entrance permit in hand, unincorporated Hunt County with no zoning, active agricultural exemption, and unrestricted use outside city limits. Do not miss this high-visibility corridor tract between Greenville and Quinlan.