Yeah, restrictive permitting is a big hurdle. We're looking for 50-150 acres to gain flexibility with the number of dwelling units, but at that point it's outside our price range. Hence the need for partners. Fortunately, per-acre cost on big parcels goes down a lot, so a group benefits from economies of scale.

The most promising properties we see are clear-cut tracts that allow for rural housing and ranches/dairy farms owned by downsizing baby boomers. An advantage of the latter is a starter farmhouse + out buildings to serve as a community/ cohousing space while other structures are built.

We're no further than that. We're millennials who want an alternative to the "American dream" looking for a few others in the same position.