2024 Williams Highway, Grants Pass, OR 97527

Most development sites sell a buyer a question — will the city approve it, what will it cost, and how long will it take. The Williams Highway Assemblage sells the answer. This is a fully entitled, 3.59-acre assemblage of four contiguous tax lots on a signalized hard corner where Williams Highway meets SW West Harbeck Road — the principal southern arterial into Grants Pass — approved under Josephine County's MHLD process for 46 attached townhomes and already producing income. The hard part is finished, and that changes the math for whoever closes.

At the center of the offering is the entitlement itself. The "Sunrise Village" MHLD Tentative Plan — prepared by Gerlitz Engineering Consultants, PE-stamped by Justin Gerlitz, and submitted to the City of Grants Pass in December 2024 — transfers with the property at close, along with the complete engineering and city-process record: the 46-lot site plan, the preliminary utility plan, the infiltration test, and a Traffic Impact Analysis concurred by both the City and ODOT. The density is resolved (46 units at 12.81 du/ac via City-concurred minimum-density averaging, split 21 on the R-4 tract and 25 on the R-1-8 tract), and the awkward parcel geometry, phasing, and stormwater were all worked out with the City in pre-application review — not left as open questions for a buyer to carry. A typical entitlement of this kind eats 12 to 18 months and $75,000 to $150,000 in soft costs before a shovel touches dirt; here that calendar and that capital are already spent and convey with the land. A buyer doesn't gamble on entitlement — a buyer inherits it.

Better still, the site pays part of its own way while you build. Four existing residences, one per parcel, generate $4,747 per month ($56,964 per year) in verified rent on month-to-month leases, offsetting carry through permitting and mobilization. Per the Owner's Disclosure Statement, occupancy does not restrict the development timeline, and all four homes are slated for demolition under the MHLD plan. Public sewer, gas, electric, and cable are connected, and per seller the municipal water hookups and stub-outs for the 46-unit project are already in place.

The timing is sharp because the product is scarce. Grants Pass is building — but almost every door in the verified pipeline at 40-plus-unit scale is either income-restricted apartments or detached single-family lots. Market-rate, for-sale attached housing at scale is the one category nobody is delivering, and this is the most advanced answer to that gap in the corridor: the two comparable attached sites, Aurelia (58 units) and Hubbard Lane (22 units), both remain raw, unbuilt land. The demand beneath it is structural rather than cyclical — subject ZIP 97527 is 72.8% owner-occupied with a $481,099 median home value and household income rising from $67,807 today to a forecast $75,645 by 2030, while valley rental occupancy runs near 99.6%. Grants Pass anchors the western Rogue Valley on Interstate 5, drawing steady in-migration from higher-cost West Coast metros.

The asset fits multiple business plans. A buyer can build and sell all 46 townhomes, hold them as a 46-door rental community, or resell the entitlement at a step-up basis — the engineered product supports all three. At $1,995,000 — just $43,370 per entitled door — the price sits at or below the $50,000–$70,000 that shovel-ready Pacific Northwest townhome sites have historically commanded, before crediting a dollar of the in-place income or the inherited engineering.

And it comes clean: five sellers across three ownership groups, all signed to a single listing, delivered as one transaction with one closing and no assembly risk. The property is subject to an AFD assessment (TR4571), separate from taxes and not included in the asking price, with 2025 property taxes of $8,675.16; every material item is documented in the file and buyer-verifiable inside a normal inspection period. The full MHLD entitlement package, title, leases, and disclosures are available under NDA. The runway is built — the only thing left to add is a builder.