19.77 Acres - Development Land on IN-70 (Grandview, IN)
19.77 Acres of High-Yield Development Land on IN-70
Marketing description
A rare 19.77‑acre development estate positioned along IN‑70 in Grandview, Indiana, offering exceptional buildability, premium soils, and dual zoning (AG + A‑5 Residential) that unlocks multiple high‑value development paths. This property combines the attributes developers value most: zero floodplain, zero wetlands, rolling topography, and utilities nearby, creating a uniquely efficient and high‑margin development environment.
The land features elevated terrain with natural contours ideal for walkout‑basement homes, premium view lots, and architecturally distinctive site plans. Soil composition—HOB, UFD, WEE, and ZAD2—is among the strongest in the region, supporting stable foundations, excellent drainage, and reduced site‑prep costs. These characteristics enable 28–30 residential lots with the potential for commercial frontage or a mixed‑use gateway.
Dual zoning provides a significant entitlement advantage: the A‑5 Residential homesite demonstrates existing county support for residential use, while the AG zoning offers broad flexibility and is one of Indiana’s most rezoning‑friendly classifications. This combination reduces approval risk and accelerates development timelines.
Two parcels provide strategic flexibility for phased development, dual‑entrance design, or a commercial‑front/residential‑rear configuration. Existing improvements—including a 1,032 sq ft brick home, barns, and a detached garage—offer immediate utility for staging, equipment storage, or interim rental income.
With direct access to IN‑70, this tract is ideally suited for residential subdivision, luxury estate lots, barndominium community, RV/tiny‑home resort, event venue, or mixed‑use hybrid development. This is one of the region’s most compelling development opportunities—combining premium soils, full buildability, dual zoning, and exceptional flexibility in a single, investment‑grade offering.
Investment highlights
- High‑Yield Development Potential — Supports 28–30 residential lots based on soils, slopes, and access, creating a projected $9.8M–$13.5M builder revenue opportunity.
- Dual Zoning Advantage — AG + A‑5 Residential zoning reduces entitlement risk, accelerates approvals, and supports subdivision, mixed‑use, or commercial‑front layouts.
- Premium Soil Composition — HOB, UFD, WEE, and ZAD2 soils provide excellent drainage and stable foundations, reducing engineering and excavation costs by 20–35%.
- Walkout‑Basement Terrain — Rolling topography supports premium walkout lots, increasing per‑lot sale prices by $25K–$40K.
- Zero Floodplain / Zero Wetlands — Entire 19.77 acres is buildable, eliminating mitigation costs and maximizing yield.
- Utilities Nearby — Water, electric, and fiber are close to the property line, reducing infrastructure extension costs by $150K–$300K.
- High‑Visibility IN‑70 Frontage — Ideal for mixed‑use entrances, commercial pads, or community signage.
- Two‑Parcel Configuration — Enables phased development, dual entrances, or a commercial‑front/residential‑rear strategy.
- Existing Improvements Included — 1,032 sq ft brick home, barns, and garage provide staging, storage, or interim rental value.
- Low Engineering Cost Profile — Strong drainage + stable soils + no floodplain = faster approvals and higher developer margins.
- Multiple Exit Strategies — Suitable for subdivision, barndominium community, RV/tiny‑home resort, luxury estates, or mixed‑use hybrid development.
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