Residential & Mixed-Use Development in Johnston County, NC: A Developer’s Guide
Residential & Mixed-Use Development in Johnston County, NC: A Developer’s Guide
If you’re a developer weighing two parcels — one in the ETJ of a growing town near a planned interchange, the other an in-town infill lot with existing utilities — you’re right to pause and compare. In the rapidly evolving landscape of Johnston County, what separates a smart land decision from a missed opportunity isn’t just location, but entitlement, utility access, phasing, absorption planning, and partner strategy. Whether you’re working on a greenfield SFR subdivision, a mixed-use corridor project, or a small-lot townhome infill, this guide will walk you through the major considerations. And if you’re focused on the region because you’re also supporting clients moving to Johnston County, NC, you’ll appreciate the local context and trends. Working with the Best Realtor in Johnston County NC, Brandy Nemergut gives you strategic insights—and an edge in marketing and execution.
Growth Drivers: Why Johnston County Development Matters Now
Johnston County is moving from a commuter-bedroom zone into its own destination with major growth drivers fueling real estate development.
According to local reports, Johnston County’s workforce grew by about 15% year-over-year in one stretch, driven by advanced manufacturing and biotech expansions. WRAL.com+1
Its proximity to the Triangle region, along key corridors (I-40, I-95, proposed I-42) and quick access to Raleigh/RTP makes it a high-potential location for residential & mixed-use development. WRAL.com+1
With growing employment, population in-migration and feedback from planning departments that rural and fringe lands are being converted more rapidly, the timing has never been better to consider real estate development Johnston County NC.
The local planning department has updated the “Envision Johnston 2040” comprehensive plan which sets the stage for land-use, density and infrastructure policies. johnstonnc.gov+1
Opportunity Types: Greenfield, Infill & Mixed-Use
When it comes to development in Johnston County, you’ll typically see three main types of projects:
1. Greenfield SFR Subdivisions
These are large tracts on the county’s fringes, where you build single‐family homes (3-5 beds, yards) on ½-acre+ lots or 1-acre+ lots depending on zoning. Opportunity: wide land base, lower land cost initially, design freedom. Challenge: you must deliver infrastructure (roads, utilities, amenities) and wait for absorption.
2. Infill / Small-Lot Subdivisions & Townhomes
These are parcels within or near existing towns or ETJs, leveraging existing utilities. You might build townhomes, cluster homes, or small‐lot SFRs. Benefit: quicker access to infrastructure, quicker build-out, and near commuter/amenity zones. Risk: higher land cost, limited lot count, more competition. For example, one recent proposal in Smithfield for nearly 1,187 homes (870 SFR + 277 townhomes) on ~500 acres. gingersellsthetriangle.com
3. Mixed-Use / Corridor‐Anchored Growth
Here you develop along major roads or in historic downtowns with a mixture of residential, commercial, retail or live-work units. These projects capture value from both residential growth AND amenity/retail demand. Often they require higher entitlement complexity but can deliver premium pricing and long-term upside.
Regulatory Landscape: Entitlements, Zoning & Infrastructure
Understanding how zoning, subdivision rules, and infrastructure costs work in Johnston County is critical.
Comprehensive Plans & Zoning
The county’s land-use direction is guided by the “Envision Johnston 2040” comprehensive plan, adopted August 2023. johnstonnc.gov
Subdivision standards, density requirements, open-space rules, and road/stormwater criteria are found under the Planning & Zoning department. johnstonnc.gov+1
When choosing a parcel, check whether it is in a municipal ETJ (which may allow higher density and better utilities) or strictly county zone (which may impose 1-acre minimums or less dense development).
Infrastructure & Impact Fees
Greenfield sites frequently require you to build roads, sidewalks, water/sewer lines, stormwater ponds, and may incur connection/impact fees for utilities.
Infill parcels may have utilities available but may also carry higher per-lot horizontal cost, and you’ll need to coordinate with existing road networks.
You’ll want to evaluate traffic studies and potential stormwater/erosion controls (especially given local growth and environment constraints). The county traffic & subdivision archives contain “Traffic Impact Assessment” forms. johnstonnc.com
Phasing & Timing
Entitlement (rezoning, subdivision approval) may take months or over a year depending on complexity, especially for mixed-use.
Building infrastructure in phases: many developers deliver “phase 1” of a subdivision with model homes, then expand horizontally.
Absorption planning requires aligning builder slots, marketing, lot releases and pricing to meet demand—not too fast (risk unsold lots) and not too slow (higher holding cost).
Feasibility & Finance: Land Basis to Absorption
Let’s pull together the financial framework.
Land Basis and Horizontal Costs
Start with the land acquisition cost: greenfield may have lower cost but higher off-site/infrastructure cost; infill land may cost more but lower infrastructure.
Horizontal costs: roads, utilities, stormwater ponds, grading, amenities. These must be estimated early.
Lot premium: After infrastructure is installed, lots are sold to builders (or built on as spec homes), and the price per lot depends on cost plus desired margin. Absorption assumption is key—how many lots per year, how many homes sold.
Absorption & Risk Buffers
Absorption assumptions (e.g., 50 homes/year) allow you to pace lot release and price escalation.
Risk buffers: Include contingencies for slower than expected sales, higher than expected costs, infrastructure delays, or utility extension delays.
With major growth in Johnston County (noted workforce expansion) you have demand tailwinds benefit. WRAL.com+1
Marketing Premiums & Sales Strategy
Mixed-use or infill projects may command a premium because of location, speed to amenities, and fewer lot buyers.
Greenfield subdivisions may be more volume-driven and compete more on price—but if you brand the community (amenities, trees, open space) you can differentiate.
Site Selection: What To Look For
Whether you’re choosing the ETJ site or the infill lot, these criteria matter:
Frontage & visibility: For mixed-use or town-centers, frontage on arterial road is a plus. For SFR, good subdivision entrance matters.
Soils & topography: Steep slope, bad soils and high-grade changes increase cost.
Floodplain, buffers & environmental constraints: Land near creeks or in buffer zones may reduce blight or usable acreage—impacting lot count or costs.
Utility proximity: Water, sewer, power must be within reach; extensions add cost. Infill sites may already have these.
School capacity & commute: Good school zones improve marketability to buyers—important for Homes for Sale in Johnston County, NC and long-term resale.
Municipal vs. county: In ETJ you may have access to better utilities and zoning; outside you may face more restrictions.
Growth node adjacency: Near planned interchange, new employment node, retail center—helps marketing and absorption.
Phasing & Marketing: Building the Brand
Once the site is in motion, how you phase and market matters a lot.
Phase 1: Might include model homes, show lots, initial amenity (clubhouse, pool). These create the first impression and help pre-sales.
Subsequent phases: Release additional lots gradually as demand builds; keep infrastructure momentum and buyer excitement.
Branding the community: Name, logo, amenity graphics, lifestyle marketing (“quiet wooded lots near Raleigh”, or “mixed-use live-work in downtown corridor”).
Pre-sales: With planned communities, you often take pre-sales or reservations before full build-out to lock early buyers and reduce risk.
Builder partnerships: Having one or more builder trades in (spec or build-to-order) helps deliver product fast.
Marketing to relocation/commuter buyers: Because many are moving to Johnston County, NC, your marketing should highlight the lifestyle, proximity to major job centers, commute convenience, community amenities.
Developer Partner Value: How Brandy Nemergut Helps
If you’re a developer (or investor) considering a residential or mixed-use project in Johnston County, working with the Best Realtor in Johnston County NC, Brandy Nemergut, adds strategic value beyond typical brokerage.
Early pricing & absorption intel: Brandy knows local sub-markets, recent lot sales, builder performance, and can help you set realistic absorption forecasts.
Buyer persona and market fit: She helps you define what buyers in that county neighborhood want (e.g., 3-4 bed SFR near commuter corridor, or mixed-use live-work for professionals).
Pre-marketing to relocation pipeline: Brandy has contact with relocation leads and potential buyers who may be looking for “new subdivision in Johnston County” or mixed-use live-work product—giving you early access to demand.
Model-home launch & community storytelling: She helps design model home staging, community branding, marketing materials and leads creation that speak to the lifestyle of “Homes for Sale in Johnston County, NC” but in your new development context.
Strategic lots & build-out management: She can advise in selecting which lots to release when, how to stagger inventory, and how to sequence marketing to avoid lots sitting unsold or community momentum slowing.
Exit & resale strategies: Whether you’re building for lot sale to builders or spec homes for resale, Brandy offers market knowledge to fine-tune pricing strategy and future value propositions.
Final Word & Call to Action
Residential and mixed-use development in Johnston County presents an exciting landscape. With strong growth drivers, proximity to Raleigh/RTP, employment node expansion and demand for housing, this region is primed for well-executed projects. The difference between success and stagnation lies in how you select sites, evaluate infrastructure and utility costs, phase product, brand your community, and market it effectively.
From greenfield subdivisions to town-center infill to mixed-use corridor growth, you have options—but each requires a tailored approach. With the support of a seasoned professional like Brandy Nemergut—who brings local market dexterity, early-stage marketing and buyer pipeline access—you gain the strategic partner you need.
If you’re looking at one or more parcels, assessing feasibility, or preparing to launch a project, reach out to Brandy today for a free site read and development strategy session. Whether you’re targeting real estate development Johnston County NC, subdivision development Johnston County, or mixed-use growth, let’s structure your next move for maximum value and market impact.
Ready to discuss your real estate needs? Contact Be Sunshine Realty Group Brokered by EXP today for a confidential consultation. Call (919) 583-6895 or visit www.livinginraleighnow.com to connect with Raleigh Triangle's most trusted real estate team.
