No client-requested analyses this run. Scanned ~60 active land and infill listings across Wake, Chatham, and Johnston counties. Most residential subdivision math fails to clear 20 pct investor margin at current asking prices — land is efficiently priced in the primary suburban markets. Two commercial-entitlement (Strategy D) opportunities cleared the bar: a deeply motivated seller on the Fuquay-Varina 401 commercial corridor (681 days on market) whose parcel already carries a Town-designated Future Land Use of Commercial/Office/Retail, and a price-reduced 8-acre parcel with confirmed public sewer adjacency to Lennar's Ennis Branch development near the Apex Hwy 64/I-540 interchange. Both are buy-entitled-land-flip plays; residential subdivision alone does not pencil at current asking prices but is modeled here for completeness. Single-lot infill in Cary and Raleigh inside-the-beltline was screened and consistently failed to support 20 pct returns at current land prices.
| # | Property · Strategy & project cost | List | Net | Margin | Max Offer | Grade |
|---|---|---|---|---|---|---|
| 1 | 0 Long Street, Fuquay-Varina, NC 27526 · Strategy D — Commercial entitlement / paper win: rezone R/A+HCO to commercial per Town FLU, sell entitled land to developer $1M–$5M project | $1,999,000 | +$789K | 24% | $2,127,053 | GOOD |
| 2 | 2809 US-64, Apex, NC 27523 · Strategy D — Commercial entitlement: rezone RR land to commercial per growth-corridor context near Apex 540/Hwy 64 node; public sewer confirmed $1M–$5M project | $2,799,000 | +$836K | 20% | $2,693,907 | MARGINAL |
Project cost is the whole job — land, carry, build and financing, everything except selling. Click any property for its full deep-dive. Figures are model outputs on best-effort public listing data — re-verify each listing is active and clear the go/no-go gates before acting.
Commercial land comps (Fuquay-Varina 401 corridor): Fuquay-Varina commercial land listings average $291,603/acre per LandSearch/LandWatch aggregated data (Sep 2026); commercial outparcels on the 401 corridor are listed at $850K–$1.9M per acre for small retail pads. These are LIST prices; closed sale comps must be verified with a commercial broker before offer. Residential new-construction comps used for context: Holly Springs — 113 Dunton St (2025 build, 2,817 SF, $875K, $310/SF, May 2026 closed); Apex — 2584 Silas Peak Ln (2025 build, 6,593 SF, $2.4M, $364/SF, May 2026 closed); Fuquay-Varina — 3809 Fairway View Dr (2026 new construction, 1.01 ac, $1,261,500, July 2026 closed). Apex market summary: 148 sales July 2026, median $638K, average ~$776K. All comps from HollySpringUpdate.com July/May 2026 market reports.
The primary Triangle residential land market is efficiently priced — sellers know what they have and single-lot infill or small residential subdivisions rarely clear 20 pct investor margin at current ask prices without material negotiation or a density upzone. The two deals that cleared this run are ENTITLEMENT plays: buy land priced for its current (under-zoned) use, complete the rezoning to its already-planned higher use, and sell the entitled parcel to a developer. In both cases the Future Land Use Plan (or adjacent development) already telegraphs the approved end state, substantially reducing rezoning risk. Both sellers are motivated — 681 and 312 days on market respectively with at least one prior price reduction. Recommended next step: have a commercial broker pull actual closed commercial $/SF transactions on the FV 401 corridor and near the Apex 540/64 node to verify the post-entitlement land values modeled below before submitting offers.