DENSITY AND YIELD
How many lots per acre
Estimate lot yield before the engineer draws it. Take right-of-way, detention and open space out of the gross acreage first — usually 15% to 25% of a conventional single-family subdivision — then divide the net area by your average lot size.
THE MATH
How it's calculated
Net acres = gross acres × (1 − deduction%). Lots = net acres × 43,560 ÷ average lot size. Gross density = lots ÷ gross acres.
WORKED EXAMPLE
Given: 40 gross acres, 20% out for right-of-way and open space, 8,000 sq ft average lot
Result: 32 net acres = 1,393,920 sq ft ÷ 8,000 = 174 lots, which is 4.35 lots per gross acre
QUESTIONS
Lots per acre calculator questions
What deduction should I assume?
Conventional single-family subdivisions give up roughly 15% to 25% of gross area to streets, alleys, detention and open space. Narrow lots on a tight grid sit at the high end, large lots on long loop streets at the low end. Replace the assumption with the engineer’s yield plan as soon as one exists.
Is this gross density or net density?
Lots divided by gross acres is gross density. Net density divides by the net developable area and always reads higher. Zoning ordinances specify which one they cap, so check before you argue a yield.
What else cuts the lot count?
Floodplain, wetlands, pipeline and utility easements, steep slopes, required buffers and park or school dedications. Each one comes out of the gross acreage before you count a single lot.
Does it work for townhomes?
Yes. Use the townhome pad area as the average lot size and raise the deduction to cover common area, guest parking and the private drives.
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