Before You Buy That Parcel: What to Really Look For

Most people choose a site based on visibility, price, and zoning. But experienced developers know the real cost of a parcel isn’t in the purchase price - it’s in what it takes to make it usable.

Zoning, access, utilities, easements, and site development costs can vary dramatically from parcel to parcel. What looks like a great deal can become a financial drain once permitting and engineering begin.

At HDC, we help clients assess the full picture - not just the listing.

1. Zoning alone doesn’t tell you what you can build

Just because the parcel is zoned for your use doesn’t mean you’ll be able to build what you’re envisioning. Use-specific parking requirements, setbacks, floor area ratios, buffers, and overlay districts can restrict your building footprint or kill a use altogether.

We evaluate zoning language against your program - not just whether the use is technically allowed.

2. Utility availability doesn't mean you're ready to connect

Yes, the site may have water and sewer nearby - but where, exactly? Are the lines sized for your use? Is a lift station required? Will the utility authority require upgrades at your expense?

We work with civil engineers and jurisdictions early to get real answers before assumptions become liabilities.

3. Easements and access limitations can shut down a project

We’ve seen deals fall apart because the access road was private, the curb cut was restricted, or a neighboring parcel controlled a drainage easement. These constraints rarely show up in a broker’s package, but they can significantly impact design, cost, and permitting.

We read surveys, identify flags, and speak directly with planning and public works staff before our clients move forward.

4. Site improvements can cost more than the land

Grading, fill, stormwater, utilities, driveways, and sidewalks aren’t always visible - but they are always your responsibility. A lower-cost parcel might require tens or hundreds of thousands more in site work than a more expensive, development-ready site.

We generate early-stage sitework budgets based on real-world experience, not napkin math.

5. Entitlements can make or break your timeline

Even if the site supports your use, will your project require rezoning, variances, traffic studies, or stormwater permits? If so, how long will that process take, and what kind of risk does it introduce?

We help clients choose between clean parcels and high-potential but high-friction sites based on their risk appetite and project goals.

What we do

HDC supports developers, owner-users, and investors through the early phases of site selection. We evaluate parcels based on jurisdictional constraints, permitting requirements, development budgets, and fit with your program. We speak with planners, coordinate with engineers, and bring in contractors to confirm feasibility early - so you know what you’re really buying.

Smart site selection isn’t just about finding a location that works. It’s about avoiding the ones that won’t.