Two Adjoining Plots — Clarksville, Montgomery County, Tennessee
CCIM-framework analysis applying the four-test Highest and Best Use methodology, supported by STDB market analytics, ArcGIS spatial data, and Montgomery County growth intelligence.
The CCIM Institute's Highest and Best Use analysis evaluates four sequential tests: legally permissible, physically possible, financially feasible, and maximally productive. Based on current 2026 conditions in Montgomery County, my preliminary HBU assessment for this 153-acre tract is as follows:
Recommended HBU: Residential Subdivision / Mixed-Use Development
Clarksville is projected to surpass 194,000 residents by 2026, having grown 16.26% since 2020 — ranking it #22 nationally among fastest-growing U.S. cities. This sustained population growth, driven by Fort Campbell's 26,000+ active military personnel, significant industrial investment (LG Chem, Dongwha Electrolyte), and Nashville northward migration, is creating acute demand for residential housing inventory.
For two adjoining raw land tracts totaling 153 acres, the growth corridor dynamics strongly support a residential subdivision as the maximally productive use. However, depending on the parcels' specific zoning classification, road frontage, and proximity to existing infrastructure, a mixed-use scenario — with commercial pads along road frontage and residential lots in the interior — could further maximize residual land value.
A secondary viable use remains agricultural / recreational land sales to high-net-worth buyers or 1031 exchange investors seeking to park capital in appreciating Middle Tennessee acreage.
I've compiled a comprehensive resource tracking Clarksville's growth trajectory and the key demand drivers relevant to this listing. You can explore the data here: Clarksville Regional Growth Dashboard →
Note: A finalized HBU determination will require review of the specific zoning designations, utility availability, and physical characteristics (topography, floodplain, soils) of both parcels. I will complete this spatial analysis using STDB and ArcGIS prior to listing.
Based on Montgomery County's current land market — with a median asking price of approximately $11,100/acre and active comparable listings ranging from $8,000–$16,000+/acre depending on development potential — I propose the following three pricing scenarios:
Due to topography, not all 153 acres will be suitable for development. Steep grades, drainage corridors, and potential floodplain encroachment will reduce the net usable acreage — which is why the full spatial analysis (ArcGIS elevation modeling, NRCS soils, FEMA overlays) is critical before we finalize pricing. The tiers below are based on gross acreage; the final recommendation will be calibrated to net developable acres.
Priced to attract immediate cash or 1031 exchange buyers. Aggressive but ensures speed of execution.
Aligned with Montgomery County median. Captures broad buyer pool — investors, developers, and ag buyers.
Targets out-of-state developers pricing in future entitlement value. Requires patience and premium marketing.
These tiers are preliminary and will be refined based on a full comparable sales analysis, STDB demographic overlays, and my spatial review of the parcels' specific characteristics. Final pricing recommendation will accompany the listing agreement.
A comprehensive comparable sales analysis for tracts over 75 acres closed in the last 18 months will be compiled from MLS records, county recorder data, and STDB transaction analytics. Preliminary market indicators include:
A 153-acre tract demands a marketing approach that goes far beyond standard MLS entry. Here's the multi-platform, multi-channel strategy I deploy for land assets of this caliber.
This is where my approach differs fundamentally from most agents. I hold legacy developer licenses for ArcGIS, Google, and Apple mapping platforms. For your 153 acres, I will produce:
Here's an example of the ArcGIS spatial analysis I produce for land listings — this is from a 33.68-acre tract in Hopkinsville, KY: View Interactive Map →
I build these for every significant land listing. They become a powerful tool not just for marketing, but for helping buyers and developers visualize highest and best use before they ever visit the property.
Standard syndication won't surface a 153-acre tract to the right buyers. My targeted outreach plan includes:
Active deal volume, large-acreage land experience, and CCIM-caliber investment analysis — backed by real numbers from 2026 year-to-date activity.
I am actively marketing multiple large-acreage land listings in the Clarksville / Fort Campbell corridor and Middle Tennessee — directly relevant experience for your 153-acre tract:
| Property | Acreage | List Price | Type |
|---|---|---|---|
| Buc-ee's Adjacent, Oak Grove, KY | 110.44 ac | $22,090,000 | Commercial Land |
| Lakeview Rd, Robertson County, TN | 73.74 ac | $1,125,000 | Land |
| 0 Cadiz Rd, Hopkinsville, KY | 33.68 ac | $3,030,000 | Land (MLS) |
| 15372 Fort Campbell Blvd | — | $449,900 | Land (Under Contract) |
I am also currently working with the owner of an additional 110-acre parcel with master development entitlements in Oak Grove, KY — positioning it for a return to market. Between that engagement and my existing listings, I am actively managing over 300 acres of large-acreage land transactions in the Clarksville / Fort Campbell corridor right now.
In addition to land, my active pipeline includes commercial lease transactions (Class A retail, 5-year commercial leases), residential listings with creative financing structures, and active cash buyers currently seeking investment properties in the region — several of whom could be potential buyer leads for your 153-acre tract.
CCIM Technology Committee: I've been asked to serve on the CCIM Technology Committee, tasked with vetting and bringing on new products for STDB (Site To Do Business) — the CCIM Institute's proprietary analytics platform. This gives me firsthand knowledge of the most advanced commercial real estate technology tools available in the industry.
Platform & Reach: I operate through Keller Williams Realty with additional access through KW Commercial and KW Land — providing multi-channel exposure across commercial, residential, and dedicated land buyer networks simultaneously.
Technology Stack: Legacy ArcGIS developer license, Google and Apple mobile developer credentials, and founder of Advanced Credit Consulting+ — a launched consumer application. I bring institutional-grade mapping, spatial analysis, and technology execution to every listing.
For a comprehensive view of my background, leadership roles, and professional approach, visit: Leadership Profile →
A transparent, performance-aligned commission structure that reflects the significant marketing investment, specialized technology, and multi-platform exposure required to properly position a 153-acre asset.
| Component | Standard Listing | Dual Agency (No Co-Broker) |
|---|---|---|
| Total Commission Rate | 8% | 6% |
| Listing Side | 4% | 6% (full amount) |
| Buyer Agent / Co-Broker Side | 4% | N/A |
A 153-acre raw land listing is not a standard transaction. The scope of work required to properly market and sell this asset includes professional drone surveying, ArcGIS spatial analysis and interactive web map creation, multi-platform premium listings (Land.com, LandWatch, Crexi, LoopNet), targeted 1031 exchange and developer outreach, CCIM-framework investment analysis, and boundary-overlay videography. This level of specialized service and technology deployment goes well beyond a standard MLS-and-sign-in-the-yard listing. The 8% rate reflects the full scope of this marketing investment and expertise.
For context, land commissions nationally range from 5–10%, with specialized marketing packages on larger tracts typically commanding the higher end of that range.
Hybrid Structure
Included in Commission (No Extra Cost):
Premium Add-Ons (At Cost, No Markup):
Estimated total for the full premium package: $3,000–$5,000. Detailed line-item estimate provided upon engagement.
Rather than an arbitrary calendar-based exit, I propose a performance-based termination structure that holds me accountable to specific deliverables while recognizing that a 153-acre tract requires adequate market exposure time:
Listing Term: 12 months (standard for large-acreage land)
Performance Milestones — if any are not met, you may terminate with 10 days written notice:
This structure ensures you're never locked into an agreement where work isn't being done — while giving the listing the exposure window it needs to reach qualified buyers for a tract of this size.
I'd welcome a brief introductory call to review parcel details, discuss your timeline, and answer any questions about this proposal.