I have 6 acres of open land that was originally farm land. It is a beautiful country area, near town, mostly locals who have been there for years. Mostly SFH - No multi - Some small horse farms, some light commercial about a mile or so away.

A K12 school is across the street. The school is in such high demand that a lottery is used to select new students. I am not sure what the zoning is. Property is currently leased MTM to a vet who has horses. The vet is interested, but can’t afford the current value of 20k per acre. Please provide possible commercial uses for this property. I have no experience with commercial property.

If you want to develop it in a certain way--- a lot will depend on the zoning. Check the schedule of uses to see what options are available--- like, "Can I set up a mobile home park or an RV park or a tiny home community?" (In Texas, the maximum density is 8 homes per acre. If you're developing an RV park, it works out to about $15k/pad.)

If you don't want to develop it and want to leave it as farmland, you can rent it out as parking for big rigs if you're in an area with lots of truckers who can't park their semis in their neighborhoods.

If you're willing to put some minimal investment into it, you can put up some structures as RV/boat parking/storage, especially if you're in an area with a lot of big toys that don't fit into people's yards.

More investment would be creating a storage unit. That can be hit or miss, depending on what's already present vs demand. Some people do very well with self-storage, and others struggle with it.

A friend got the zoning for Self Storage Units. Spent $600,000 on the construction. Then they couldn't get an easement for an entrance or exit. So in most cases you can build with good plans, just not on your land.

So when I was building a machine shop in the back of a friends home, I got permits for everything. In my name. My "friend" got a lower big and fired me. So after saving $30,000, he couldn't obtain a C/O Certificate of Occupancy.

They did not pull the right permits an my permits were locked in my name only. So my "friend" spent $60,000 for a retaining wall, $40,000 for a sprinkler system and had to donate some land to the city.

Where I hear your description and the place sounds awesome in my eyes personally, that same description doesn't scream commercial development IMHO.

You haven't described the road it sits on, but unless it is the main drag through town, I would probably steer clear. The culture is probably much like it is here - very self-reliant.

Is there a sufficient supply of before/after school care?

Deanna - I plan to check the zoning. A local Realtor has it as a pocket listing - he called me about 2 years ago about an aircraft parts manufacture that never materialized. He may know what the zoning is.

RAY - The road is a two lane asphalt, recently resurfaced, just off a loop that runs around the city. Downtown is about 4 miles away.

Thanks

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