Zero lot line/townhome style in rural markets?

Question

Hi all,

I own a 17 acre parcel of high density residential zoned land in Pryor, Oklahoma. It's an infill parcel that's flat, cleared and surrounded by all utilities. Pryor is a rural community about 35 miles from Tulsa. Growth there seems relatively flat even considering the addition of the Google data center and being home to the country's largest rural industrial park, the Mid-America industrial park.

There hasn't been any new residential development projects there in many years with the exception of a few outside of the city limits, consisting of larger homes on larger lots.
I keep wondering if a gated community of zero lot line homes would be a home run there if costs could be kept low enough? There isn't anything like that in the area and I feel that there is a huge need for lower maintenance, entry level housing, for both first time buyers as well as retirees. How can I approach this to see if my vision might have merit?

Unfortunately I don't live in Oklahoma but rather in Florida, so that complicates things a bit.

Would greatly appreciate your input as I've never been down this road before. Thanks

Benjamin Louie · Answer

Hi @Tab Teehee, really interesting idea, and thanks for laying out the details. You’re thinking in the right direction — zero lot line / townhome-style developments can meet a real need in rural and secondary markets, especially where there’s demand for affordable, low-maintenance housing but no new supply.

A few ways you might approach testing your vision:

• Market Feasibility Study: Talk with a local planning department or economic development office to get housing demand data (demographics, household income, and housing stock). A small feasibility study can give you clarity on absorption potential.
• Local Brokers & Builders: Reach out to a few real estate agents and small-to-mid-size builders in Pryor. They’ll have a pulse on what buyers (and retirees) are asking for but can’t find.
• Compare Nearby Markets: Look at similar projects in Tulsa’s fringe areas or other rural towns. If gated communities or townhomes are selling well there, it can be a strong indicator for Pryor.
• Partnerships: Since you’re out of state, consider partnering with a local builder or developer who knows the permitting process and construction costs. That could de-risk the project for you.
• Phased Development: If the numbers work, you could start with a smaller phase (say 10–12 homes) to prove demand before building out the full community.

Market Feasibility Study: Talk with a local planning department or economic development office to get housing demand data (demographics, household income, and housing stock). A small feasibility study can give you clarity on absorption potential.

Local Brokers & Builders: Reach out to a few real estate agents and small-to-mid-size builders in Pryor. They’ll have a pulse on what buyers (and retirees) are asking for but can’t find.

Compare Nearby Markets: Look at similar projects in Tulsa’s fringe areas or other rural towns. If gated communities or townhomes are selling well there, it can be a strong indicator for Pryor.

Partnerships: Since you’re out of state, consider partnering with a local builder or developer who knows the permitting process and construction costs. That could de-risk the project for you.

Phased Development: If the numbers work, you could start with a smaller phase (say 10–12 homes) to prove demand before building out the full community.

You’re right that retirees and first-time buyers often want low-maintenance living, and being first to bring that product to Pryor could be a real differentiator if priced right.

Bryant Brislin · Answer

I haven't really seen that work (but maybe it could, I don't know that market) but I've seen groups do manufactured housing (modern day, very nice mobile home parks) and seem to do well for the rural areas.

Tab Teehee · Answer

@Bryant Brislin I would even consider doing a mobile/manufactured development if I thought the city would go for it, but being that it's surrounded by established angle family residential, I'm sure there would be a lot of resistance from existing property owners.