Developer Report
6.2 Acres · Redacted Rd
Fairfield County, Connecticut · Sample
Know which five-thousand-dollar studies you need — before you spend a dime on the wrong ones.
Executive Summary
This 6.2-acre parcel sits in an R-2 residential district within a commuting corridor where entry and move-up housing inventory has run 45–60% below its five-year average. County GIS records confirm 6.18 acres (APN redacted) with 410 feet of frontage and at-street utilities — the two conditions that most often erode small-subdivision margins are already resolved. Under current zoning, four conforming single-family lots are supportable as-of-right without Zoning Board of Appeals relief; a 5-lot conservation-subdivision alternative is worth exploring given the town's stated interest in preserving open space. A mapped wetland along the northeast boundary constrains the buildable envelope by an estimated 0.6–0.9 acres and should be delineated before layout. Baseline finished-lot comps support a $265K–310K per-lot value; the recommended play is four single-family lots targeting the $525K–575K finished-home band.
Comparable Listings & Recent Sales
Verified from county deed records and active listing data over the trailing 12 months:
| Type | Location | Size | Price | Date / Status |
|---|---|---|---|---|
| Sold — raw land | ~1.8 mi NW | 5.4 ac | $412,000 | Closed, redacted |
| Sold — finished lot | ~2.3 mi E | 0.9 ac | $298,000 | Closed, redacted |
| Active — raw land | ~3.1 mi N | 7.0 ac | $525,000 | Listed 140 days |
| Sold — new construction | ~1.1 mi S | 4-bed colonial | $612,000 | Closed, redacted |
Raw land in this submarket trades in a $70K–95K/acre range depending on yield and utilities; finished lots clear $265K–310K. (Source: county land records + active listing aggregators, accessed at preparation.)
Zoning & Buildability — Quoted Code Analysis
The parcel is in the R-2 Residence District. Per the town Zoning Regulations §4.2, R-2 requires a minimum lot area of 40,000 sq ft, minimum lot frontage of 175 ft, front setback 40 ft, side 20 ft, rear 40 ft, and maximum building coverage of 15%. At 6.18 usable acres less the wetland buffer, four 40,000+ sq ft conforming lots are achievable with a compliant cul-de-sac; §4.4 conservation subdivision would permit a fifth lot in exchange for a 35% open-space set-aside. No variance is required for the four-lot as-of-right plan. (Source: town Zoning Regulations, redacted section numbers reflect the live code accessed at preparation — verify the current amendment date before filing.)
Environmental Screen — Wetlands, Flood, Soils & Bedrock
- Wetlands: USFWS National Wetlands Inventory maps a 0.7-acre freshwater forested/shrub wetland crossing the northeast corner. A field delineation is required to fix the boundary; expect a regulated upland review buffer that trims the buildable area. (Source: USFWS NWI, accessed at preparation.)
- Flood: FEMA National Flood Hazard Layer places the parcel in Zone X (area of minimal flood hazard) — no base-flood elevation constraints on the buildable portion. (Source: FEMA NFHL.)
- Soils / bedrock: USDA SSURGO mapping indicates a well-drained loam across the developable center with depth-to-bedrock generally >60 in — favorable for foundations and conventional septic; a shallower-to-ledge unit along the north edge suggests confirmatory test pits there. (Source: USDA Soil Data Access.)
Town & Building Department Records
No open permits or violations are published for the parcel in the town's online permit portal. Deed records show a single owner since 2004 with no recorded easements beyond a standard utility easement along the frontage. Assessor records list the land as undeveloped with a current assessment consistent with raw-land comps. (Records compiled from the town online portal and county land records; where a record is not published online, LandStake can obtain it on request.)
Development Potential & Market Gap
Recent absorption skews heavily to 4-bed colonials above $600K, while the submarket has added almost no new product under $550K in three years. A four-lot subdivision targeting the $525K–575K band fills a demonstrable gap and undercuts the move-up glut. Two active subdivisions within three miles (identified from new-construction permit filings) are both pricing above $650K — leaving the mid-market open. (Sources: local permit filings + regional housing coverage, cited in the full report.)
Build Recommendation
Recommended: 4 single-family lots, as-of-right, targeting $525K–575K finished homes. Sequence: (1) wetland delineation, (2) confirmatory test pits on the north edge, (3) A-2 survey and 4-lot conceptual layout, (4) preliminary subdivision application. The as-of-right path avoids ZBA risk; the conservation-subdivision fifth lot is a value-add option only if the open-space trade pencils. Estimated raw-land entry supports a healthy per-lot margin at the recommended finished-home band — model against the comps above.
The Land Insight Report is an informational market and development analysis compiled from public records, government map services, and published sources believed reliable as of the preparation date. It is not a certified appraisal, survey, Phase I environmental site assessment, geotechnical study, or legal opinion, and is not prepared by a licensed appraiser, engineer, or attorney. Code citations reflect published text at preparation time and may be amended. Verify all findings independently before making decisions.