Sewer, water, creeks, hazard areas — and net usable land.
Constraints do not always kill a land deal, but they can change the usable area, approval path, timing, buyer pool, and contract structure.
Designation is the city's intent. Servicing — sewer, water, drainage — is a separate question with its own timeline, and it's the one a buyer actually pays for.
Your title says two acres; a developer prices what's left after creeks, hazards, and dedications. Why gross and net are two different numbers — and who measures which.
Developers do not price only the title acreage. They price the land left after creeks, hazards, road dedications, utility corridors, and other constraints are understood.
A future land-use designation may explain what the city wants over time, but sewer, water, drainage, roads, and timing decide whether the land can actually move.
