Selling “connector” tract next to DR Horton subdivision — 29.2 acres + 2020 home
Member since 2026 · 1 post · 0 votes
Selling “connector” tract next to DR Horton subdivision — 29.2 acres + 2020 home
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Member since 2026 · 97 posts · 57 votes
9moGreat setup here. The fact that DR Horton already has roads planned to dead-end at your boundary is a strong signal they see your tract as part of their expansion path. That gives you leverage, but timing and information will determine how much.
For what to gather, I would focus on these:
1. Current zoning and future land use map designation from Wilson County. Builders want to know if it is already zoned residential or if a rezone is needed, and how long that process typically takes.
2. Utilities access. Can you confirm water, sewer, and electric are available at the boundary? If sewer runs through the DR Horton development, that is a big plus. Septic-only limits density.
3. Topo and flood info. If you have a survey or FEMA flood map showing the buildable area, that helps. Developers price in grading costs and wetland setbacks.
4. A simple parcel map showing the 20-acre neighbor tract and the DR Horton footprint. Builders will want to understand the full puzzle, not just your piece.
For pricing, the approach depends on whether you are selling to DR Horton directly or a third-party land investor. DR Horton typically pays per-lot pricing based on their finished lot cost targets, so knowing their current lot prices in that subdivision helps you back into a land value. A land investor buying for future flip will price it at a discount to that.
A rough framework would be to find out what DR Horton is selling finished lots for in the current phase, subtract site development costs (roads, utilities, grading), and work backward to raw land value per acre. Wilson County land near active development has been trading in the $40-80k per acre range depending on entitlements and utilities, but your connector position could push that higher if you are the missing piece they need.
Would also recommend reaching out directly to DR Horton's land acquisition team for that division. Sometimes they move faster than waiting for a broker to bring them a deal.
Good luck with this. Feel free to post more details and I am happy to help think through the numbers.
5 Replies
- Member since 2026 · 97 posts · 57 votes9mo
Great setup here. The fact that DR Horton already has roads planned to dead-end at your boundary is a strong signal they see your tract as part of their expansion path. That gives you leverage, but timing and information will determine how much.
For what to gather, I would focus on these:
1. Current zoning and future land use map designation from Wilson County. Builders want to know if it is already zoned residential or if a rezone is needed, and how long that process typically takes.
2. Utilities access. Can you confirm water, sewer, and electric are available at the boundary? If sewer runs through the DR Horton development, that is a big plus. Septic-only limits density.
3. Topo and flood info. If you have a survey or FEMA flood map showing the buildable area, that helps. Developers price in grading costs and wetland setbacks.
4. A simple parcel map showing the 20-acre neighbor tract and the DR Horton footprint. Builders will want to understand the full puzzle, not just your piece.
For pricing, the approach depends on whether you are selling to DR Horton directly or a third-party land investor. DR Horton typically pays per-lot pricing based on their finished lot cost targets, so knowing their current lot prices in that subdivision helps you back into a land value. A land investor buying for future flip will price it at a discount to that.
A rough framework would be to find out what DR Horton is selling finished lots for in the current phase, subtract site development costs (roads, utilities, grading), and work backward to raw land value per acre. Wilson County land near active development has been trading in the $40-80k per acre range depending on entitlements and utilities, but your connector position could push that higher if you are the missing piece they need.
Would also recommend reaching out directly to DR Horton's land acquisition team for that division. Sometimes they move faster than waiting for a broker to bring them a deal.
Good luck with this. Feel free to post more details and I am happy to help think through the numbers.
- 9moJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Alex Morales:
Great setup here. The fact that DR Horton already has roads planned to dead-end at your boundary is a strong signal they see your tract as part of their expansion path. That gives you leverage, but timing and information will determine how much.
For what to gather, I would focus on these:
1. Current zoning and future land use map designation from Wilson County. Builders want to know if it is already zoned residential or if a rezone is needed, and how long that process typically takes.
2. Utilities access. Can you confirm water, sewer, and electric are available at the boundary? If sewer runs through the DR Horton development, that is a big plus. Septic-only limits density.
3. Topo and flood info. If you have a survey or FEMA flood map showing the buildable area, that helps. Developers price in grading costs and wetland setbacks.
4. A simple parcel map showing the 20-acre neighbor tract and the DR Horton footprint. Builders will want to understand the full puzzle, not just your piece.
For pricing, the approach depends on whether you are selling to DR Horton directly or a third-party land investor. DR Horton typically pays per-lot pricing based on their finished lot cost targets, so knowing their current lot prices in that subdivision helps you back into a land value. A land investor buying for future flip will price it at a discount to that.
A rough framework would be to find out what DR Horton is selling finished lots for in the current phase, subtract site development costs (roads, utilities, grading), and work backward to raw land value per acre. Wilson County land near active development has been trading in the $40-80k per acre range depending on entitlements and utilities, but your connector position could push that higher if you are the missing piece they need.
Would also recommend reaching out directly to DR Horton's land acquisition team for that division. Sometimes they move faster than waiting for a broker to bring them a deal.
Good luck with this. Feel free to post more details and I am happy to help think through the numbers.
One thing I wanted to mention is many times the county/city makes the developer add roads to facilitate neighbors being able to develop and traffic continuity.. I highly doubt DR did that on their own.
other wise I agree with the above.. The house depending on where its located could be a liability.
- Developer · Palm City, FL · Member since 2018 · 326 posts · 99 votes8mo
@Meagan Ferguson I just sent you a PM.
@Meagan Ferguson Bordering an active DR Horton subdivision is certainly interesting — but from a builder’s standpoint, adjacency alone doesn’t drive value. The real questions will be yield, timing, and infrastructure.
If you want to position it well, I’d focus on clarifying:
• Current zoning and realistic density (not just theoretical max)
• Utility capacity and extension costs
• Road access assumptions beyond “future stubs”
• Topography / grading implications
• Any off-site improvement obligationsBuilders will typically back into land value from finished lot economics, not from neighboring sales activity. So the more clarity you can provide around lot count and development cost assumptions, the more seriously it’ll be evaluated.
If there’s true connectivity value between parcels, that may matter — but only if the entitlement path and infrastructure support it.
- Member since 2026 · 7 posts · 1 vote1d
Meagan, the dead-end roads into your boundary are the whole story. Builders price connector tracts off finished-lot targets and site costs, so your job is to make those numbers easy to run.
Pull four things before you talk price: Wilson County zoning and future land use for your parcel, written confirmation of water/sewer/electric at the boundary (especially whether sewer ties through the Horton phase), a flood/topo or survey showing buildable acreage, and a simple map that shows your tract, the ~20-acre neighbor, and the Horton footprint. That package is what a land acquisition person actually opens.
On buyers, go two directions at once. Call DR Horton's land team for that division and ask for a meeting. In parallel, talk to a broker who already sells builder land in Wilson/Rutherford so other builders see it too. Don't wait on one handshake.
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