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2082 E Main St
Ashland, OR 97520
Land For Sale
·
9.71 AC
INVESTMENT HIGHLIGHTS
- Streamlined Entitlement Path: The site provides a clear, annexation-ready, mixed-use development framework aligned with the City’s long-term growth.
- Gateway Location: A true first-mover opportunity anchoring future multi-parcel coordination and shared infrastructure.
- Attractive Residential Exit: Within 1 mile, '25 home values of over $550K, strong for-sale housing potential and investment stability.
- Public–Private Partnership Opportunity: Participation in the Advance Financing District (AFD).
- Market-Driven Feasibility: Ashland development land continues to outperform the regional average in both velocity and value.
- Developer Incentives: Affordable-housing programs, SDC credits, and sustainability grants enhance returns while mitigating capital exposure.
EXECUTIVE SUMMARY
This offering presents a rare opportunity to acquire ±9.71 acres of prime, developable land within Ashland’s Normal Neighborhood District—a city-endorsed growth area planned for sustainable, mixed-use expansion.
Located at 2082 & 2090 East Main Street, the assemblage includes three contiguous parcels with excellent visibility and direct East Main frontage. The property lies just outside city limits yet within the Urban Growth Boundary (UGB) and is contiguous with both city limits and existing city services—creating a clear, annexation-ready pathway to entitlement and development.
As one of the last remaining prime development sites within the UGB, the property is eligible for participation in Ashland’s Advance Financing District (AFD), which offers potential reimbursement for key infrastructure improvements such as sewer, water, and roadway extensions. This structure can significantly reduce up-front development costs and improve project feasibility for qualified applicants.
Development Potential-
Conceptual planning illustrates capacity for a balanced mixed-use program including:
±88 residential dwelling units
±7,000 SF of neighborhood-scale retail, childcare, or community-serving commercial space
With zoning anticipated as NN-1-5, NN-1-3.5, and NN-1-3.5-C, the site aligns with the City’s adopted Normal Neighborhood Plan and supports a walkable, high-quality residential and commercial community. The City of Ashland has expressed continued support for annexation and remains committed to facilitating infrastructure and entitlement partnerships under the existing framework.
Strategic Advantages
Annexation-Ready: Contiguous to city limits with nearby utility infrastructure
AFD Participation: Potential reimbursement for off-site improvements
Mixed-Use Zoning: Enables residential, commercial, and live/work development
High Demand Market: Ashland’s housing supply lags well behind demand
Excellent Access: East Main Street frontage with easy I-5 connectivity
Community Integration: Walkable to schools, parks, and services
Market Drivers-
Ashland’s housing demand continues to outpace supply, with median home prices exceeding $550,000 and rental vacancy below 2%. The City’s Comprehensive Plan emphasizes infill and mixed-use development within the UGB, presenting a limited-window opportunity for developers to secure prime land in an annexation-supported area.
The property’s proximity to Southern Oregon University, Ashland High School, and major employment centers further reinforces its market strength—supporting both immediate development potential and long-term strategic value as the City advances its next phase of planned growth.
Why Invest Now:
This is the gateway opportunity to activate Ashland’s next phase of smart, sustainable growth—delivering a blend of attainable housing and neighborhood-serving commercial uses in one of Southern Oregon’s most desirable markets. With City partnership potential, strong demand fundamentals, and strategic annexation readiness, Normal Neighborhood Gateway represents an unmatched development platform within the Urban Growth Boundary.
Interactive LandID Maps
Map 1
Map 2
Next Steps
Download the Offering Memorandum
Submit a Letter of Intent (LOI)
Schedule a Private Site Tour with the Listing Brokers
Listing Brokers:
Andrea Adams – John L. Scott Commercial
(541) 324-2935
andreaadams@johnlscott.com
Chris Pfau – Coldwell Banker Professional Group
(458) 220-8881
chrisrealtorpro@gmail.com
www.chrisrealtorpro.com
PROPERTY FACTS
1 LOT AVAILABLE
Lot
| Price | $5,533,560 CAD | Lot Size | 9.71 AC |
| Price Per AC | $569,882.57 CAD |
| Price | $5,533,560 CAD |
| Price Per AC | $569,882.57 CAD |
| Lot Size | 9.71 AC |
Prime ±9.71-acre development site in Ashland’s Normal Neighborhood Gateway. Currently zoned RR-5 (Rural Residential 5) within the Urban Growth Boundary and annexation-ready for mixed-use potential with residential and neighborhood commercial uses.
DESCRIPTION
Introducing the Normal Neighborhood Gateway, a ±9.71-acre infill development opportunity positioned to become Ashland’s next great mixed-use community hub. Strategically located at 2082–2090 East Main Street, this rare offering unites three contiguous parcels within the Urban Growth Boundary (UGB), providing the ideal transition between established neighborhoods and the city’s future growth corridor. Currently zoned RR-5 (Rural Residential 5), the property lies just outside city limits yet directly abuts both municipal boundaries and existing city infrastructure. With annexation, zoning is anticipated as NN-1-5, NN-1-3.5, and NN-1-3.5-C, aligning with the City of Ashland’s adopted Normal Neighborhood Plan (NNP)—a comprehensive framework emphasizing walkability, sustainability, and mixed-use integration. Vision and Development Potential Concept studies demonstrate potential for a vibrant residential-commercial community, featuring: ±88 total dwelling units (a blend of single-family homes, ADUs, and apartments) ±7,000 square feet of neighborhood-scale commercial or childcare use Opportunities for live/work configurations and attainable housing formats This balanced land-use mix supports Ashland’s objectives to diversify its housing inventory while introducing small-scale retail and service amenities to an underserved corridor. Infrastructure & Annexation Readiness The property’s proximity to existing sewer, water, and roadway systems—coupled with its eligibility for Ashland’s Advance Financing District (AFD)—provides an unusually clear path to entitlement and construction. The AFD program may offer reimbursement for qualified public improvements, mitigating upfront infrastructure costs and enhancing overall project feasibility. Location Highlights Fronting East Main Street, the site enjoys excellent visibility and connectivity: 0.6 mi to Ashland city limits and municipal utilities 1.2 mi to Southern Oregon University and Ashland High School 3 mi to Downtown Ashland and I-5 access 20 min to Medford Airport The location serves as a logical gateway between the city core and surrounding neighborhoods, positioned for both local convenience and regional accessibility. Market Context Ashland continues to experience persistent housing shortages, with median home prices exceeding $550,000 and rental vacancies below 2%. Demand for new construction—particularly attainable and multi-generational housing—remains strong. The City’s current growth strategy prioritizes infill within the UGB and encourages annexation of contiguous, service-ready properties, such as this one, to support sustainable expansion without sprawl. Additionally, proximity to Southern Oregon University, Ashland High School, and major employers ensures a steady demand base for both residential and commercial users. The property’s flexible land-use potential makes it suitable for developers targeting mixed-use, multifamily, build-to-rent, or cottage cluster concepts aligned with modern market preferences.
PROPERTY TAXES
| Parcel Numbers | Improvements Assessment | $247,898 CAD | |
| Land Assessment | $1,027,184 CAD | Total Assessment | $1,275,082 CAD |
PROPERTY TAXES
