Land split calculator
Estimate costs and potential profit for 2-, 3-, and 4-lot splits. Enter your purchase price, development costs, and projected sale value per lot to compare preliminary scenarios before property due diligence.
Compare 2-, 3-, and 4-lot scenarios
Enter preliminary assumptions to compare potential revenue, total basis, profit, and margin. Your selected scenario carries into property research when you continue.
Highlight scenario
2-lot scenario
- Revenue
- $220,000
- Costs
- $225,000
- Profit
- -$5,000
- Margin
- -2.3%
3-lot scenario
Selected- Revenue
- $330,000
- Costs
- $225,000
- Profit
- $105,000
- Margin
- 31.8%
4-lot scenario
- Revenue
- $440,000
- Costs
- $225,000
- Profit
- $215,000
- Margin
- 48.9%
Preliminary planning only. These figures exclude any costs not entered here and do not confirm zoning, access, utilities, dimensions, buildability, value, or approval.
Add the property, then investigate zoning, access, and utilities. Opens in a new tab with your selected lot count and all three price assumptions carried into the review.
Your selected lot count is a planning assumption, not a finding of permitted yield. Check zoning, frontage, access, utilities, and site constraints with the governing jurisdiction and qualified professionals.
Change the purchase price, development costs, or projected sale value per lot to compare preliminary revenue, total costs, profit, and margin. Continue into property research with your selected lot count and all three price assumptions.
What to check before you trust the deal
Minimum lot size and density
Every zoning district sets a minimum lot size and often a maximum density. Confirm both with the county before assuming a parcel can be split. A 5-acre minimum kills a 4-lot plan on 18 acres no matter how the lines are drawn.
Road frontage and access
Most counties require each new lot to have its own legal frontage on a public road or an approved private road. Frontage requirements often kill splits that look fine on acreage alone.
Utilities per lot
Each lot generally needs feasible water and sewer or septic. On rural parcels, septic suitability and well access can shape how many lots are realistic. On in-town parcels, hookup costs per lot drive the math.
Lot value vs. split costs
Estimate finished-lot value based on recent comps, then subtract surveying, engineering, road or utility extension, county fees, and time. The deal only works if remaining margin justifies the work and risk.
Minor split vs. major subdivision
Classification, review processes, and infrastructure requirements vary with the jurisdiction and project. Ask the governing planning department which process applies to your proposal.
How LandGauge helps
Compare assumed lot-count economics
Enter purchase price, development costs, and projected sale value per lot. The calculator shows costs, revenue, profit, and margin for assumed 2-, 3-, and 4-lot scenarios; it does not calculate permitted lot count from acreage.
Carry assumptions into property research
Highlight a lot-count scenario and continue to property research in a new tab. Your selected lot count and three price assumptions carry forward so you can investigate the parcel before relying on the numbers.
Surface county research links
LandGauge points you to the right county GIS, zoning, and planning resources so you can verify minimum lot size, frontage, and split rules before relying on the calculator output.
Practical checklist
Use this as a starting point — always verify zoning, county records, GIS data, access, and local rules with the county and qualified professionals before committing to a deal.
Frequently asked questions
Related tools
Ready to put a deal through LandGauge?
Plug in the asking price, acreage, and parcel basics. LandGauge helps you review the deal math, split potential, and risk picture in minutes.
Compare 2–4 Lot Scenarios