Location — Population growth, surrounding development, proximity to major roads, employment centers, and other demand drivers.
Road Frontage & Access — Road classification, frontage, intersections, median placement, sight distance, existing entrances, and whether turn lanes or other improvements may be required.
State Waters — Creeks, rivers, streams, ponds, and springs; applicable buffers, watershed protections, and how much usable land is affected.
Topography & Land Conditions — Slopes, grading requirements, retaining walls, detention, clearing, and the amount of usable land.
Soils — Septic suitability, rock, flood zones, and other soil conditions that can affect development costs.
Size & Shape — Overall acreage, usable acreage, configuration, building areas, setbacks, and the property's potential buyer pool.
Utilities — Water, sewer, electrical service, tap locations, capacity, pipe size, gravity vs. force main, lift stations, and extension costs.
Easements & Deed Restrictions — Utility easements, access easements, conservation covenants, power lines, mineral rights, driveway arrangements, and deed restrictions.
Traffic Count — Daily traffic volume and how visibility and traffic affect commercial value.
Local Regulations — Current zoning, municipal and county regulations, permitting requirements, and whether rezoning, variances, or other approvals may be necessary.
Usability & Highest and Best Use — What can realistically be done with the property—not simply what it is currently zoned for. For residential land, this includes potential homesites and density. For commercial land, it means determining what type of user or development actually makes sense.
Entitlements, Permitting & Due Diligence — Surveys, soil testing, site plans, driveway permits, traffic studies, grading plans, rezoning, land-disturbance permits, and other work that can reduce a buyer's risk and shorten their timeline.
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