The price paid is well below what we should have paid based on number of lots/homes/ that can be built.

I purchase the land from a local jeweler who I tracked down at his business and asked he was interested in selling.

Quote from @Breland Clark: I would like to know more about developing land and subdivisions for new builds and apartment buildings. talk to the land development arms in your city or state.

They barely lasted in California (they are based on London).The challenge is (1) you are assuming all listings have open houses and (2) there are a lot of moving parts that can happen behind the scenes.

I have all the contacts I need in Tennesee for purchases, which is primarily where I am looking.

We don't bait and switch, we work deals based on actual details of the client's specific deal.

Connect with a local architect who specializes in new construction duplexes and get their feedback on the highest and best use of the land, as is.

.- Cities like Toronto will levy another tax (Vacant Home tax) equivalent to 1% of the current assessed value of the property if the property is not occupied (rented, owner-occupied, family occupied, all count as occupied)- Land Transfer Tax: while the Province of Ontario charges anywhere between 0.5 - 2% of Land Transfer Tax when your transaction closes, you should expect to pay this amount twice if the property is in the City of Toronto .

Building on existing land helps eliminate the issue of land scarcity, which is a significant challenge due to California’s high real estate prices.

As to your point about confusion in the future, it's our policy to leave the conversation and thread open and available for anyone to read, they can gather all of the information and make an informed decision for themselves based on ALL the information provided.