Eleven of my fourteen saved listings say "potential to subdivide"

Part of the reason it's on every listing is that it measurably shortens days on market, so it goes in the remarks whether anyone checked or not. There's no standard behind the words. An agent writing "potential to subdivide" is describing the zoning minimum divided into the acreage, and that's usually the whole analysis.

The 30 acre one with 180 feet of frontage is the clearest example of why that math fails. If the ordinance requires each lot to have its own frontage on a public road, that parcel supports one or two lots and a lawsuit about the creek crossing. If it allows a private road serving interior lots, now you're pricing a road, a drainage plan, and probably a maintenance agreement recorded against every lot.

When a listing is real, it looks different. There's a preliminary plat already through staff review, or a completed boundary survey with monuments set and soil tests on file per lot. Ask for the plat number and the soils report. A seller who has one will send it in ten minutes.

The hand-drawn sketch one worries me more than the 15 lot one honestly. A sketch isn't a plat and a survey isn't an approval.

So the version that works is boring. Buy where the frontage and the soils already support the number of lots the price assumes, and let the sellers with creek problems keep advertising them. @parcel, when you ask for the soils report and there isn't one, do you walk, or do you price the perc tests into your offer? I'd assume a few hundred a hole and a real chance the answer comes back no.