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It can take more than 5 years and at the same time, can be very expensive on your part to process entitling lots. It can already run you at around 100000 already for the cost of parcel maps for 5 lots or less. Tract maps for greater than 5 lots on the other hand may cost you more than half a million. The potential size and the number of lots are determined by health department regulations, zoning and general plan as well as biology. In this cost, included are processing, regulatory fees, engineering and several other studies and reports.

Studies and reports at the same time include storm water treatment, approval cost, archeology and anthropology, soils, biology, traffic and noise. By the time when the map is approved and recorded, there are fees that should be settled and these are potential greenhouse gas studies, on and off site mitigation land, school fees, recreation and park fees, physical secondary access, annual bonding fees, fire fees and drainage and retention basins.

Politics then come into play when you are trying to acquire the approvals required from city councils, county boards as well as planning commissions. The completion of hearing will be affected by the level of support or opposition. As a matter of fact, it can be done in short as 4 months or even take years and could cost to over millions of dollars. For this, property owners have 3 paths to take into account and these are:

Number 1. Sale and entitlement of the property as is – for this, it’s bringing the lowest price but it also costs least and requiring shortest time for disposal of property. On a rarer scenario, the land has got higher value when it isn’t titled.
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Number 2. Enter into long term agreement – here, the arrangement is made with the home builder who incurred the expense of processing the tract map. This option as a matter of fact is more preferred by many but the process can take up to 5 years. Also, the buyer needs to periodically release nonrefundable deposits to the seller after approving contingencies. For the escrow closing, this normally takes place after the final or tentative map approval.
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Number 3. The owner will incur the cost of entitlement – most of the process is the second option but the difference is that, the owner is bearing all expenses and has better control of the mapping. As for the ramifications for every choice, it should be done carefully and be weighed before you come up to a decision, which is also crucial in an effort to avoid getting into problems down the road.