13309 Zoar Rd - 17 unit opportunity
2.58 Ac Steele Creek Site | N1-C Zoning for Innovative Compact Residential Development
Marketing description
Rare opportunity combining income-producing rentals and development potential in Charlotte's booming Steele Creek corridor. Recently approved N1-C zoning and a completed 17-unit subdivision sketch plan by Urban Design Partners (February 2026) position this 2.58-acre parcel for immediate development under Charlotte's UDO compact residential standards.
The sketch plan accommodates a mix of duplex and triplex configurations at 6.6 DUA, served by a new public street — with all setbacks, green area, driveway ratios, and stormwater controls meeting current UDO requirements. Unit designs support two-car garages.
The site offers 360+ ft of Zoar Road frontage on mostly cleared, gently sloping terrain. Multiple meetings with Charlotte Water confirm gravity sewer extension feasibility (~400 ft from site), and public water is available at frontage.
Three existing short-term rental units generate $60K+ annually, providing holding income during development. A Tiny Capsule Home on-site is available for separate purchase.
Located minutes from Palisades, Lake Wylie, and the SC border, the site benefits from NCDOT's $138M NC-160 widening (SC line to I-485) — now in active ROW acquisition with construction targeted 2028–2030. This corridor serves 30,000+ daily vehicles, and the upgrade to a 4–6 lane divided highway will significantly enhance access and long-term value.
Investment highlights
📐 Zoning & Development Potential
- Approved Rezoning: N1-C (Neighborhood 1 – Residential)
- Permits single-family, duplex, and triplex configurations.
- Completed 17-unit subdivision sketch plan by Urban Design Partners (Feb 2026, Project 25-CLT-258) — ready for formal city submission.
- 6.6 dwelling units per acre across lots ranging from ~5,100 sf to ~15,000 sf.
- Reduced setbacks: Front 17', Side 5', Rear 30'. Unit designs accommodate two-car garages at 26'–27' widths.
- 25% triplex-to-duplex rule applied per UDO; 50% max driveway-to-frontage ratio per lot.
- 15% green area requirement satisfied (13,707 sf required; net ~2.09 AC after 0.48 AC ROW dedication).
- Access & Circulation: New public dead-end street with 54' minimum ROW. Potential for alley-served access to maximize usable area (confirm with NCDOT).
📏 Site Characteristics
- Parcel Size: 2.58 acres (PIN: 21704102)
- Frontage: 360+ ft on Zoar Rd (65' NCDOT ROW) — excellent visibility in a high-growth corridor.
- Topography: Gentle slope; mostly cleared with limited grading needs.
- Tree Save / Buffer: Remaining wooded edge satisfies tree-save requirements while buffering the adjacent Hawks Creek HOA community.
- Shape & Layout: Rectangular configuration with public street access, suitable for rear-loaded designs.
🔧 Utilities & Infrastructure
- Water: Public line at property frontage — available with tap fee.
- Sewer: Multiple meetings with Charlotte Water confirm gravity sewer extension feasibility ~400 ft from site near Zoar Rd / Hunting Birds Ln (9–12 ft depth). Charlotte Water GIS documentation (Nov 2025) available upon request.
- Power / Telecom: Available along Zoar Rd corridor.
- Stormwater: Mild grade supports on-site SCM placement with minimal impact to buildable area.
🛣️ Transportation & Planned Improvements
- Steele Creek Rd (NC-160): Active NCDOT project U-5766 — $138M widening from SC state line to I-485. ROW acquisition underway; construction targeted 2028–2030.
- Current Traffic: 30,000+ daily vehicles — upgrade to 4–6 lane median-divided highway with intersection improvements including Michigan Left RCIs and continuous flow intersection at NC-160/NC-49.
- Connectivity: Supports multi-access neighborhood layouts and improved future traffic flow.
💰 Revenue & Income
- Existing STR Income: Three short-term rental units generating $60,000+ annually — covers carrying costs during development.
- Development Upside: 17 units at $380K–$420K avg sale price supports $6.5M–$7.1M in gross development revenue.
- Per-Door Land Cost: ~$129K/unit — competitive for an entitled, development-ready site in Steele Creek.
🏛️ Taxes & Jurisdiction
- County: Mecklenburg County (outside Charlotte city limits).
- Advantage: Lower property taxes and fewer municipal fees compared to in-city parcels.
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