Subdivision Feasibility

Before pursuing a residential subdivision, you need to know how many lots you can actually build. That answer depends on minimum lot sizes, which vary by municipality and zoning district. Ploti researches the relevant ordinances, applies the correct standards, and calculates lot yields for every qualifying parcel in your search area.

​

The Opportunity

Subdivision feasibility analysis helps you:

• Calculate potential lot counts based on actual zoning requirements
• Compare development potential across dozens of parcels simultaneously
• Identify the highest-yield opportunities in a market
• Apply the correct municipal standards (not generic assumptions)

​

Walkthrough: Calculating Lot Yields Across 117 Parcels

Let’s find all vacant residential land over 10 acres and calculate how many lots each parcel could yield based on its specific zoning requirements.

​

Step 1: Select Your Search Area

First, select the boundary you want to search within.

​

Step 2: Ask the Question

We asked:

Find vacant parcels over 10 acres zoned for residential and calculate the potential lot count based on minimum lot size requirements

This isn’t just a filter query—it requires:

• Finding qualifying parcels
• Researching minimum lot sizes for each zoning district
• Applying the correct municipal standards
• Calculating gross and net lot yields

​

Step 3: Review the Research Plan

Ploti researches the relevant ordinances for each municipality in your boundary: The agent researched 6 jurisdictions and compiled minimum lot sizes: Notice that “R-1” means different things in different cities—Winter Garden’s R-1 requires twice the lot size of Orange County’s R-1. Ploti applies the correct standard for each parcel.

​

Step 4: Review the Results

Ploti found 117 vacant parcels totaling 2,633 acres with a combined potential of 8,253 net lots. The 35% gross-to-net deduction accounts for roads, drainage, utilities, and open space.

​

Step 5: Review the Feasibility Document

Ploti generates a detailed feasibility document with full analysis: Results by City: Top 5 Development Opportunities:

​

Step 6: View Cited Sources

The document includes citations to the specific ordinance sections used:

• Orange County Code § 38-1501 - Basic Site and Principal Building Requirements
• Winter Garden Code § 118-306 - R-1 Single-Family Minimum Lot Requirements
• Orlando Code FG-1A.LDC - Table of Zoning District Regulations

​

Step 7: Refine Through Conversation

We asked a follow-up question:

Can you show me just the top 20 on the map?

Ploti created a new checkpoint with the Top 20 Parcels by Lot Yield Potential:

• 804 acres of land
• 3,029 net lots (37% of total yield from just 17% of parcels)
• Concentrated in Winter Garden (11), Apopka (3), Ocoee (3), Windermere (2), Oakland (1)

​

Important Caveats

This analysis provides estimates based on standard zoning requirements, but several factors affect accuracy: PUD (Planned Unit Development) Zones — PUD zoning doesn’t have fixed lot sizes. Each PUD has an approved site plan that defines the specific development standards. The estimates here (~5,000 sq ft) are conservative assumptions. For accurate analysis of PUD parcels, upload the approved PUD documents to the chat and ask Ploti to analyze them directly. Agricultural Zones (A-1, A-2) — Agricultural parcels are included assuming they could be subdivided at 0.5 acre lots per county code, but most would require rezoning to residential before subdivision. Treat these as “potential” rather than “ready-to-develop.” HOA/Common Area Parcels — Some results may include HOA common areas that appear as separate parcels but aren’t independently developable. Verify ownership and deed restrictions. Net Lot Deduction — The 35% deduction is an industry rule of thumb. Actual infrastructure requirements vary by jurisdiction, site topography, and stormwater needs. Some sites may lose 25%, others 45%. For the most accurate analysis on a specific parcel, provide Ploti with the approved PUD documents, site surveys, or preliminary engineering reports and ask for a refined calculation.

​

Why This Is Different

This analysis demonstrates capabilities that go beyond filtering: The key differentiator: Ploti researches the actual ordinances and applies the correct minimum lot size for each parcel based on its city and zoning district.

​

The Time Savings

Without Ploti, this analysis would require:

1. Identifying vacant residential parcels over 10 acres
2. Determining which municipality each parcel is in
3. Researching minimum lot sizes for each zoning district in each municipality
4. Building a lookup table of zoning → lot size by city
5. Calculating gross lot yield for each parcel
6. Applying gross-to-net deductions
7. Sorting and ranking by development potential
8. Compiling into a usable report

That’s 2-3 days of analyst work for a single market. Ploti did it in 5 minutes—and produced a documented, citable analysis. For a land acquisition team evaluating multiple markets, this capability is transformative. What took weeks now takes hours.

​

Tips

• For PUD parcels, download the approved PUD documents from the county and upload them to Ploti for precise lot size analysis
• Net lot yields assume 35% deduction—ask Ploti to adjust if you know local requirements differ
• Agricultural (A-1) parcels show potential but would need rezoning; factor in timeline and risk
• Always verify calculations with the municipality before making offers
• Check for wetlands, flood zones, and other constraints that reduce buildable area

​

Other Example Prompts

​

Specific Parcel Analysis

Calculate the lot yield for this 25-acre parcel based on its R-1A zoning

Analyze a specific property you’re considering.

​

Density Comparison

Compare the lot yield potential of R-1 vs R-2 zoning for parcels over 10 acres

Understand the impact of zoning on development potential.

​

Infrastructure-Ready Sites

Find vacant parcels over 10 acres with residential zoning that have water and sewer service and calculate lot yields

Add utility verification to the feasibility analysis.

​

High-Yield Opportunities

Find the 10 vacant residential parcels with the highest lot yield potential in this area

Jump straight to the best opportunities.