2082 East Main, Ashland, OR 97520

PRICE REDUCED — OFFERED AT $2,900,000.

A rare opportunity to acquire ±9.71 acres of prime, developable land at the eastern gateway of Ashland, Oregon — one of the Pacific Northwest's most sought-after small cities and the cultural anchor of the Rogue Valley. The site sits at the front door of the City's adopted 93-acre Normal Neighborhood District, Ashland's designated area for sustainable, walkable, mixed-use growth. It is the only parcel in the Plan area carrying stand-alone annexation-readiness in the chain of contiguity to City services, and it holds the only commercial overlay frontage (NN-1-3.5-C) in the entire district — the structural predicate for neighborhood-scale commercial and licensed childcare/early-learning uses alongside residential.

Comprising three contiguous parcels (Map 391E11C, taxlots 3600/3601/3602) with strong visibility and direct frontage along East Main Street, the property lies just outside city limits but within Ashland's Urban Growth Boundary, contiguous with both existing city limits and nearby municipal services — creating a clear, well-established pathway for Type III annexation, subject to City process and approvals. Pricing is supported by a six-comparable land adjustment grid of UGB-adjacent and East Main corridor sales together with structural position attributes unique to this parcel, and reflects the buyer's pre-entitlement, as-is position.

Why Ashland & Southern Oregon. Ashland anchors Southern Oregon's most active growth corridor, pairing renowned small-town livability with genuine development fundamentals. Home to Southern Oregon University and a nationally recognized performing-arts community, the City draws steady cultural tourism and a highly educated population (≈47% hold a bachelor's degree or higher) of roughly 21,000, within a Rogue Valley regional market exceeding 200,000. The economy spans healthcare, education, manufacturing, tourism, and technology, with major regional employers including Asante Health, Lithia Motors, and Harry & David. Positioned on Interstate 5 midway between Portland and San Francisco — with Rogue Valley International–Medford Airport approximately fifteen miles north and Crater Lake, Mount Ashland, and the Rogue River all within reach — Ashland has absorbed roughly 13% population growth since 2010 almost entirely through infill.

A Plan-Conformant, De-Risked Entitlement Pathway. Adopted by the Ashland City Council in 2015, the Normal Neighborhood Plan establishes the policy and design framework for this site. Use, density, and street network are plan-conformant by design — the entitlement question is master-plan-level coordination and Type III annexation, not whether development is permitted in principle. Indicative timing from acquisition to vertical construction: 18–30 months. Anticipated zoning under the Normal Neighborhood framework includes NN-1-5, NN-1-3.5, and NN-1-3.5-C, supporting a graduated mix of single-family, cottage, attached, and small-scale neighborhood commercial uses.

Phased Infrastructure — Frontage-Scale, Not Full Corridor. The Plan expressly contemplates phased completion of East Main Street improvements calibrated to development impact. A phase-one frontage development is responsible for proportionate frontage-scale improvements, not full corridor buildout. Importantly, the site does not abut the rail line — full Normal Avenue buildout and the rail-crossing upgrade are not phase-one obligations for this parcel. The City's Advance Financing District (AFD) mechanism is available to reimburse qualifying off-site sewer oversizing and qualifying frontage improvement segments, contingent on execution of a Development Agreement, materially improving the project's cash-on-cash position.

Stackable Incentives May Be Available to Qualifying Buyers. Beyond the AFD, qualifying buyers may have access to System Development Charge (SDC) offsets, Ashland's Affordable Housing Trust Fund, Oregon state grants for childcare and early-learning facility build-out, federal 45L energy-efficient new home credits, Investment Tax Credits on qualifying solar installation, and USDA Community Facilities financing. Eligibility, application, and award are subject to program-specific rules; several programs operate on competitive cycles with defined funding windows, and availability is the buyer's responsibility to verify and pursue at time of application.

Defined Buyer Audience. The site is well-suited to three identifiable buyer profiles: regional multifamily and mixed-use developers; mission-aligned partnerships pairing market-rate residential with community-serving programming; and phased small-builder strategies. Conceptual planning materials illustrate one representative program of approximately 88 dwelling units plus ~7,000 SF of neighborhood-scale commercial space — illustrative only, and not the basis on which the asking price is set.

Existing Improvement. A 3,819 SF structure (1995, good condition; 2024 County improvement value $258,920) remains on site — available for interim, caretaker, or compatible use, or to repurpose or remove at the buyer's discretion post-entitlement.

Why Now. Ashland's housing demand continues to outpace supply, with surrounding single-family home values within one mile averaging more than $550,000 in 2025 and active comparable new-construction product (Kestrel Park) currently selling from the mid-$700,000s. The City's growth strategy prioritizes infill and mixed-use development within the Urban Growth Boundary, leaving a limited set of opportunities for developers seeking plan-aligned, entitlement-ready land. Proximity to Southern Oregon University (~1 mile), Ashland High School, downtown Ashland, and major employment centers — with arterial access to Interstate 5 — reinforces the site's long-term demand fundamentals.

Interactive Site Overviews (Land iD): https://id.land/maps/94e3e55ad58729cc6a8fbeef939aa937/share https://id.land/maps/90020e2e90c7b2b1bf2fafb1a4c2463f/share

Next Steps: Download the Offering Memorandum | Submit a Letter of Intent (LOI) | Schedule a Private Site Tour with the Listing Brokers

Listing Brokers: Andrea Adams – John L. Scott Commercial · (541) 324-2935 · [email protected] Chris Pfau – Coldwell Banker Professional Group · (458) 220-8881 · [email protected]

Keywords: Ashland land for sale, price reduced, Urban Growth Boundary development land, mixed-use development site, multifamily development opportunity, annexation-ready property, commercial overlay frontage, Normal Neighborhood Plan, Advance Financing District, Type III annexation, plan-conformant land, childcare facility development site, Southern Oregon development, gateway parcel