Vivaldi Parcel
The Property
427 Vivaldi Dr, Durham, NC 27712
- 10.31 acres across two unplatted parcels
- Listed at 8,000/unit at 100 units)
- Adjacent to “The View at Highland Park” subdivision (custom homes 800K)
- North Durham / Bahama Road area
Why It’s Interesting
At $8,000/unit land cost for a 100-unit development, this is unusually affordable land relative to Durham’s market. The two-parcel structure may offer phasing flexibility. The adjacent subdivision suggests nearby infrastructure.
Critical Due Diligence Items
Water/Sewer (Highest Priority)
The listing notes “Water Source: None” — a strong indicator the parcel may be outside Durham city limits in unincorporated Durham County. This matters enormously:
- If outside city limits: municipal sewer likely unavailable, requiring a community wastewater system (package treatment plant) estimated at $1-3M+ additional cost and 12-18 months additional permitting
- If inside city limits or annexable: sewer connection is feasible and dramatically simpler
Action: Contact Durham Public Works (919-560-4326) to verify sewer availability before any serious commitment.
Zoning
Almost certainly zoned RS-20 (Residential Suburban) — allowing only ~2 units/acre by right, meaning ~20 units permitted on 10 acres. The proposed 100 units requires a five-fold density increase via PDR (Planned Development Residential) rezoning.
Rezoning process:
- Pre-submittal meeting with Growth Management Team
- Formal application with development plan
- Required neighborhood meeting (Highland Park residents will have input)
- Planning Commission public hearing
- City Council or County Commissioners final vote
- Timeline: 6-12+ months
Durham UDO Rewrite Opportunity
Durham’s Unified Development Ordinance was being rewritten as of 2024-2025. The draft included R-D-2 and R-D-3 tiers that could allow significantly higher density for cottage cluster forms. Engaging during the UDO process may be smarter than fighting for a rezoning afterward.
Environmental
- Falls Lake Watershed overlay likely applies — requires stormwater management (detention ponds, bioswales), estimated 400K
- Wetland and stream delineation required before development planning
- Rolling Piedmont terrain — no unusual grading challenges expected
Rough Cost Estimate
| Item | Estimate |
|---|---|
| Land | $795,000 |
| Construction (96-100 units, missing middle) | $14-20M |
| Site work, utilities, roads | $1.5-3M |
| Common buildings (4 cluster kitchens, 2 quad spaces, central) | $1-2M |
| Stormwater infrastructure | $150-400K |
| Wastewater (if needed) | $1-3M |
| Soft costs (design, legal, permitting) | $1.5-2.5M |
| Total | ~$20-31M |
At 96-100 units, per-unit cost lands roughly 310K — well below market-rate construction but dependent heavily on wastewater situation and construction method.