Small Land subdividing

[Clayton Mills]

I'm looking to target parcels around where I live (in the Midwest) to buy and subdivide into a minor subdivision to sell to builders.

I am seeking help on what criteria I should be using to filter down lots for this goal. My starting criteria are below. What do you think?

1.) Size 1-10 acres

2.) Remove MLS-listed properties

3.) Vacant land only

4.) Zoning must be residential, recreational, forest, or agricultural (remove the commercial, exempt, government, etc.)

5.) Property must not be in a floodplain or wetland

6.) Must have road access (any way to filter this besides checking GIS Maps one by one?)

7.) Utilities - does it need city sewer and water, or can well and septic suffice? - I know electricity nearby for sure. (any way to filter this besides checking GIS Maps one by one?)

Post Marketing Checks: Check for deed restrictions, perc test, survey, and title.

[Henry Clark]

Use the lookup on my name and Journeys End and Silver Springs subdivision. 

1.  Pick in the side of town going towards the next larger town or highway.  Not on the back side of the town.

2.  Properties with more than one road frontage.

3.  Cell and fiber.

4. Nasty ground.  Trees, ditches, wet, etc.  People like walk out basements, trees, water, boulders, views or lack of view.  Ponds are cheap.

5.  Nasty.  Trailer with 20 acres and junk laying all over.  

6.  Look for the oldest nastiest listings first.

7.  Go for 10 to 60 acres.  The more acres the price per acre goes down and the number of potential buyers go down.  Also fewer farmers will want to pay the extra $1,000 to $3,000 per acre you’re willing to pay.  If to big, slice off the good farm ground and sell to the neighbor farmer.  

8.  Check in doing shared driveways.  Sight line distances for entrance approval, shared drives for multiple lots.

9.  Are you within the nearest city perimeter. Can you go with smaller lots.  Say 1 acre versus 2.  

10.  If your in rural water but septic system.  You may be able to go with smaller lots since no worry about water well and sewer leach field contamination.  

11.  Watch out for pink trailers and junk hoarders buying your lots.