BiggerPockets

Hi all,

Well, for the most part, I've inherited only 15 acre of land in a rural area. It's a good, nice, country area that is only about 1 hr away from Washington D.C. Thought maybe I should invest by developing 15 homes on those 15 acres.

Now, I know developing is a whole new ballpark than what I've been studying...but I do see some potential in this category of real estate. The median price in this area is around 250,000. So far so good.

The developer, thank God they're in Richmond, VA, I'm referring to has some really good homes that are around 80,000 dollars. You can look them up here. http://www.lockridgehomes.com/Gallery.aspx

Now, here's what got me thinking. I've checked the FAQ section and it said that there are no hidden costs. Everything is paid for...but when it comes to "Owner's Responsibilities," I got kind of displeased. Does it mean that you have to pay for permits, zoning, porta potties, etc? If so, how much would they cost? What would that add to their home costs?

Well... the first thing that strikes me as odd with this is that if the average home price is $250k how are they offering similar homes for $80k? I understand efficiencies can be gained by a large company but not $170K worth.... I would first drive out to one of these neighborhoods where these type of homes have been built and check them out. The older the better, you want to see how these things have held up over time, especially if as you say, your goal is long term...

As for the owners responsibilities just call them and ask what it means. If they lead you around or dodge the question then that should make you think twice about what they are doing. Also you could ask one of the people living in these type of homes, just knock on doors and start asking away. Sometimes the best answers are from the people who have experience...

Hope that helps a little bit...

No, I meant that currently existing homes around in King George are around 255,000 dollars. Those homes aren't as the same as the model I was talking about.

So, let me guess, for a 150k home, you need a 1500 dollars building permit, would the price for the building permit be the same if the house was 79k dollars?

Thanks Jenny.

One more question...what if the land I've acquired does not have running water and electricity? How much would that also add to the cost?

Franklin,

I have to say everything I have read on this thread scares the hell out of me. You could be getting a very expensive lesson in development if you aren't careful. (Don't mean to be harsh, but my being blunt now could save you $100s of thousands of dollars).

Home builders, like the one you link to, generally do nothing more than build the house on a "Pad Ready" lot. They don't build the roads, run the utilities, do the subdivision permitting, handle the stormwater design, environmental issues, zoning, grading, or anything else that goes into building a residential subdvision.

There is a huge amount of expense involved with getting a site "pad ready" for a builders like these and unfortunately there are no "rules of thumb" that are going to let you quickly estimate what this is going to cost.

You have a lot of due diligence to do my friend before you go down this road.

For starters,

Is the land even zoned to build these single family homes on it? (And by the way, if it is zoned single family 1 unit per acre, odds are you won't be getting 15 single family lots on 15 acres - the roads, and stormwater requirements alone will eat into this significantly. Add recreational areas and other things that many local cities now require for subdivisions and you may only get 10 or 11 lots.)

How far away are utilities from the site? If you don't have adequate water, sewer and electric out in front of your site than you may have to spend a lot of money just to get it there.

What impact fees will your development have? Many cities and counties went crazy during the boom implementing huge impact fees for schools, treatment plants, roads, parks, etc. I have seen areas where this added an extra $5k - $15k to the cost of each lot.

Is the site even buildable? Are there wetlands on it? Does it have easements or other encumbrances that prohibit building on all or part of it?

I could go on and on, and I haven't even raised the question of who is actually going to buy/rent these single family homes once you build them.

Yes, I am trying to scare you a little Franklin - not because I don't think you should go into development, but because I want you to make sure you don't have any nasty surprises down the road when it is to late.

Just found out that it's a 100 acres farm(A-2) and my dad owns probably around 20 acres of it. No ideas or plans in sight for right now but probably when I graduate from college with some good downpayment moneys, I'll pay the land from him and then try to rezone it to A-3. That way, I don't have to go through their rules by incrementing 5 acres for every lots I own.

Then, yes, there are also huge amounts of expenses that I will have to deal with. Recreation park, roads, etc. I'm also trying to avoid this because I'm not really trying to build a major subdivision but I'm trying to maximize the amount of properties in order to make it a minor subdivsion. Does anyone know how to do this? Bart?

The thing here is that I'm trying to acqure rental properties on this piece of land that I "own" for a discount, hence the $80,000 homes that the contractors market.

I know that this land of ours will certinately be profitable because this area is set for a major boom after the end of this minor depression passes away.