We estimate lease rates for landowners on a regular basis and I can tell you that sometimes lease rates have remained stagnant for decades because of changes in roadways and development patterns.

Keeping the homes you consider, near major roadways is a curse, but almost a necessity for someone needing to traveling to get to work.  

Is there a site plan that includes roadways, sidewalks and other infrastructure that you would have to build?

Took these and transplanted them next to the lot property lines, along road ways for sight and sound barriers, and around the lots, where they would not be in the way of the home sites. 

There should be demolition/existing condition plans, site grading, roadway plans, water/wastewater/storm, and detail sheets. 

Stores, population, and roadways have remained the same and aren't expecting to change.

It is vacant land in a heavily populated area off a main roadway.

Some of the roadways needs some work.

Try not to cross any major roadways or freeways when searching for comps.

My concept plan would have saved all timber except the Timber that was needed for road ways and building sites.... ( still about 250k net to me in timber value..)So does not happen.What does doctor do..