Preparing Raw Land for Commercial or Mixed-Use Projects

What This Page Covers

A straightforward process to take raw land from concept to build-ready for retail, office, hospitality, industrial, or mixed-use. Use this as a checklist for due diligence, approvals, site design, utilities, access, budgeting, and phasing.

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Quick Checklist (Copy/Paste)


  • Verify zoning, future land use map, and overlays

  • Confirm allowable uses, density/FAR, and height limits

  • Order ALTA/NSPS survey and title commitment with exceptions

  • Run environmental screens (Phase I ESA), wetlands/floodplain checks

  • Check utilities: water, sewer/septic, power, gas, telecom; capacity letters

  • Traffic/access: driveway permits, turn lanes, sight distance

  • Geotech/soils, topography, and drainage modeling

  • Concept site plan + test fits for parking, loading, fire lanes

  • Entitlements: rezones, conditional/special uses, variances, PUD/MXD

  • Off-site improvements and impact fees

  • Budget: hard/soft costs, pro forma, lender package

  • Schedule: entitlement timeline, permit path, bid/award, mobilization

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Step-by-Step Process

  • Expansive open land with no fences, or neighbors, showcasing wide skies and rugged Utah terrain.

    Step 1: Land Use & Zoning Feasibility

    Future Land Use & Zoning

    Confirm existing zoning and the comprehensive plan. Note overlays (corridor, airport, historic) that affect height, noise, or design.

    Use, Intensity & Height

    List permitted and conditional uses. Check floor-area ratio (FAR), unit/acre caps, height limits, and step-backs.

    Parking & Loading

    Calculate stalls, EV readiness, ADA spaces, and loading berth needs based on use mix.

    Entitlement Strategy

    If not by-right, map the path: pre-app meeting → submittals → hearings → approvals. Identify any development agreement or PUD/MXD route early.

  • Large off-grid property surrounded by open space and natural scenery, offering complete privacy.

    Step 2: Site Due Diligence & Constraints

    Survey & Title

    Order an ALTA/NSPS survey; review easements, encroachments, and access rights. Resolve title exceptions that block utilities or circulation.

    Environmental & Floodplain

    Complete a Phase I ESA; screen wetlands, endangered species, cultural resources. Verify FEMA maps and local floodplain rules.

    Geotech, Soils & Topography

    Boring program for bearing capacity and groundwater. Use a 1’ or 2’ topo to shape grading, pads, and stormwater.

    Utilities & Capacity

    Request will-serve/capacity letters. Plan for extensions, upsizing, lift stations, or off-site main upgrades if needed.

  • Rustic off-grid homestead with a garden, ideal for self-sufficient living.

    Step 3: Access, Traffic, and Off-Site Work

    Access Permits

    Coordinate driveways, turn lanes, medians, and signal warrants with DOT/city. Secure sight-distance and fire access approvals.

    Traffic Impact Study

    Scope the TIS; anticipate mitigation (lane additions, signals, striping). Tie improvements to phasing.

    Off-Site Improvements

    Budget curb, gutter, sidewalk, utility extensions, and frontage requirements. Confirm reimbursement/credit policies.

    Construction Logistics

    Identify haul routes, staging, and temporary traffic control.

  • Mountains West Ranches Fruitland office, where buyers can explore flexible financing options for off-grid land.

    Step 4: Site Planning & Building Fit

    Test Fits & Massing

    Run multiple test fits to balance pads, residential over retail, and shared parking. Protect future phases.

    Circulation & Service

    Lay out fire lanes, turning radii, loading docks, and waste enclosures without disrupting customer flow.

    Stormwater & Grading

    Model pre/post flows. Choose detention/retention, LID features, and erosion control that fit the site and code.

    Design Standards

    Note façade, glazing, screening, and open-space requirements. Track sign code and lighting cutoffs.

  • A person in a light blue shirt is writing on a sheet of paper with a black and gold pen.

    Step 5: Entitlements, Permits & Approvals

    Hard & Soft Costs

    Itemize earthwork, utilities, paving, vertical costs, and off-site work; add design, surveys, legal, traffic, and permit fees.

    Pro Forma & Sensitivities

    Model rents/sales, vacancy, TI/LC, cap rates, and exit assumptions. Run sensitivity on interest rates and contingencies.

    Lenders & Incentives

    Assemble lender package (entitlements, budgets, schedule, pre-leases/LOIs). Investigate TIF, tax abatements, and fee waivers.

    Phasing & Cash Flow

    Sequence pads or buildings to start revenue early and reduce carry.

  • Person counting and handling multiple US dollar bills.

    Step 6: Budget, Pro Forma & Financing

    Hard & Soft Costs

    Itemize earthwork, utilities, paving, vertical costs, and off-site work; add design, surveys, legal, traffic, and permit fees.

    Pro Forma & Sensitivities

    Model rents/sales, vacancy, TI/LC, cap rates, and exit assumptions. Run sensitivity on interest rates and contingencies.

    Lenders & Incentives

    Assemble lender package (entitlements, budgets, schedule, pre-leases/LOIs). Investigate TIF, tax abatements, and fee waivers.

    Phasing & Cash Flow

    Sequence pads or buildings to start revenue early and reduce carry.

Raw Land For Commercial Use

BMESAS-15-B | 5 Acres | Buck Horn Mesa BMESAS-15-B | 5 Acres | Buck Horn Mesa
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BMESAS-15-B | 5 Acres | Buck Horn Mesa
$99,900.00

Lot Area: 5 Acres

This 5-acre property in the Buck Horn Mesa Subdivision offers open space and stunning surroundings in a Greenbelt-designated area. Ideal for recreation, investment, or a future getaway, this land provides a peaceful escape with plenty of potential. Priced at $99,900, it’s a great opportunity to own acreage in a scenic location. Contact us today for more details!

Buck Horn Mesa 12-J | 5 Acres Buck Horn Mesa 12-J | 5 Acres
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Buck Horn Mesa 12-J | 5 Acres
$94,900.00

  • Lot Area: 5 Acres
    Superficie del lote: 5 acres

  • Quiet, off-grid location perfect for a private retreat
    Ubicación tranquila y fuera de la red, ideal para un refugio privado

  • Rugged terrain with natural character
    Terreno accidentado con carácter natural

  • Mature trees and open skies throughout the lot
    Árboles maduros y cielos abiertos en toda la propiedad

  • Peaceful, remote setting away from the noise of the city
    Entorno pacífico y remoto, lejos del ruido de la ciudad

  • Near Starvation Reservoir for fishing, boating, and exploration
    Cerca del embalse Starvation para pesca, paseos en bote y exploración

  • Ideal for camping, solitude, or future off-grid living
    Ideal para acampar, disfrutar la soledad o vivir fuera de la red en el futuro

  • Great for nature lovers and outdoor recreation
    Perfecto para amantes de la naturaleza y la recreación al aire libre

  • Opportunity to build your own vision in a scenic location
    Oportunidad de construir tu visión en un lugar escénico

4532-0235 | 5 Acres | Mountain Property 4532-0235 | 5 Acres | Mountain Property
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4532-0235 | 5 Acres | Mountain Property
$69,900.00

Lot Area: 5 Acres

Listed at $69,900

  • 5-acre seasonal mountain property with stunning views of Fruitland

  • Flat pad ready for camping or building a summer cabin

  • Ideal for relaxing under the stars, hosting family and friends, or creating a private retreat

  • Remote, peaceful location for true off-grid living

  • Accessible seasonally during warmer months

  • Great for hiking, fishing, and stargazing

  • A perfect canvas for a getaway, retreat, or long-term memory-making

Área del Lote: 5 Acres

Precio: $69,900

  • Propiedad de montaña estacional de 5 acres con vistas impresionantes de Fruitland

  • Superficie plana ideal para acampar o construir una cabaña de verano

  • Perfecto para relajarse bajo las estrellas, convivir con familia y amigos o crear un refugio privado

  • Ubicación remota y tranquila para una experiencia fuera de la red

  • Acceso estacional durante los meses cálidos

  • Ideal para actividades al aire libre como senderismo, pesca y observación de estrellas

  • Un lienzo perfecto para escapadas, retiros o crear recuerdos duraderos

Buck Horn Mesa 12-H | 5 Acres
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Buck Horn Mesa 12-H | 5 Acres
$94,900.00

  • Lot Area: 5 Acres
    Superficie del lote: 5 acres

  • Listed at $94,900
    Precio: $94,900

  • Includes water rights—ready for future well installation
    Incluye derechos de agua—listo para perforación de pozo

  • Located near Starvation Reservoir
    Ubicado cerca del embalse Starvation

  • Rugged terrain with natural rock formations and mature trees
    Terreno accidentado con formaciones rocosas naturales y árboles maduros

  • Private and scenic retreat, ideal for relaxation and solitude
    Refugio privado y escénico, ideal para relajarse y disfrutar la soledad

  • Great for off-grid living or a seasonal getaway
    Perfecto para vivir fuera de la red o una escapada de temporada

  • Close to outdoor recreation like fishing, boating, and hiking
    Cerca de actividades recreativas como pesca, paseos en bote y senderismo

  • Combines natural beauty with practical off-grid resources
    Combina belleza natural con recursos prácticos para vivir fuera de la red

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Deliverables You’ll Need

  • ALTA/NSPS survey + legal description

  • Title commitment with exception documents

  • Phase I ESA + any follow-ups

  • Geotech report + pavement design

  • Topographic base map and constraints map

  • Concept/test-fit site plans and renderings

  • Utility capacity/will-serve letters

  • Traffic scoping/TIS and access permits

  • Stormwater report and civil plan set

  • Entitlement approvals and conditions matrix

  • Detailed budget, schedule, and pro forma

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Timeline Snapshot (Typical Range)

Pre-app & feasibility: 2–6 weeks

Studies & concept plan: 4–10 weeks

Entitlements/approvals: 2–6+ months (jurisdiction-dependent)

Civil/Building permits: 1–4 months (can overlap)

Common FAQ’s

  • Not always. Some districts allow mixed-use by right; others require a PUD/MXD or conditional use. Check both zoning text and comp plan.

  • Start with feasibility and concept, then seek LOIs to support entitlements and financing. Full leases often finalize after approvals.

  • Request written capacity/will-serve letters from each utility. Plan for off-site upgrades if capacity is limited.

  • Jurisdictions set trip thresholds. Mixed-use can benefit from internal capture; confirm scope with the reviewer early.

  • Yes. Phase by pad or building. Align off-site improvements and utility loops so each phase can stand alone.

A wooden commercial building with a large sign that reads 'Real Estate Owner Financing,' with a blue sky and clouds in the background.

Why Choose Us for Raw-Land Prep

  • Entitlement Navigation: We map approvals from pre-app through final permits.

  • Site-First Design: Test fits that protect circulation, fire access, and future phases.

  • Real Budgets: Clear hard/soft costs, off-site work, and contingency planning.

  • Local Coordination: Direct utility, DOT, and city/county coordination to keep schedules moving.

Reviews From Buyers

  • If you want a piece of heaven then this company is a good start. We got our lot so that we can get away and just be a family.

    ★★★★★

    James M.

  • The loan terms make it affordable to own a piece of land. We are looking forward to start building and moving on to the property as soon as possible

    ★★★★★
    Stephanie E.

  • This is such an amazing team to work with! Hands down the easiest way to buy land. They really listen and took care of our family!

    ★★★★★

    Megan W