Commercial Land · KY · TN · IN
How to Lock Down a Commercial Tract
Without Tying Up Capital on a Bad Option.
Tom maps zoning, entitlement, access, and comparable sales before you sign the option period — so you walk in week one if the parcel can't deliver.
Commercial land is the unforgiving end of the market. Bad access, the wrong overlay district, or a single missed utility easement can kill a deal worth six figures of capital. Tom Claycomb has run commercial diligence across three states for four decades — most of his commercial work never reaches a public listing.
Why It Works
One Diligence Pass. Six Decisions.
Every commercial deal lives or dies on the same six checks. Tom runs all of them in week one — before the seller's option expires.
Frontage & Access
Road frontage type, curb-cut feasibility, DOT approvals, secondary access. Half of "good" commercial tracts fail the access test on day one.
Zoning & Overlay
Base zoning, overlay districts, conditional-use exposure, special-purpose zones. Tom pulls the planning maps before the option even starts.
Utilities at the Property Line
Water, sewer, gas, fiber, three-phase power. Knowing what's at the line vs. what needs to be brought 600 ft changes the deal economics.
Stormwater & Floodplain
Detention requirements, FEMA panels, karst exposure. Stormwater alone can add $100K+ to a build budget.
Comparable Sales & Rents
Per-acre and per-square-foot benchmarks. Tom maintains a working comp set inside each tri-state corridor — pricing decisions in hours, not weeks.
Exit Optionality
Build-to-suit, ground-lease, hold-and-flip, or land-bank. Tom maps the exits during diligence so you don't buy into a single-strategy trap.
Proof of Work
43 Years. 15,000+ Deals.
One Operator.
“Tom flagged a stormwater issue inside the first 48 hours of diligence that would've added $180K to our build. We walked. Saved more than his whole fee.”
— Developer, Bullitt County, KYThe Process
Four Steps. Decision in Two Weeks.
Send Tom the Address
Tom pulls planning, GIS, and comps inside 48 hours.
Site Walk
Tom walks the parcel with you — frontage, access, stormwater, neighbors.
Diligence Memo
Written go/no-go with reasoning. You walk away from bad deals before option expires.
Negotiation & Close
Tom negotiates the contract and stays on through entitlement if you want him to.
Common Questions
Straight Answers
on How This Works.
What size commercial tracts does Tom work?
From 1-acre frontage outlots to 200+ acre master-planned parcels. Most of Tom's commercial work sits in the 5-50 acre range — that's where his network has the deepest reach.
Do you work build-to-suit or just land sales?
Both. Tom handles the land acquisition and entitlement, then bridges to local GCs and architects for the vertical work. Some clients hire Tom through PM (see /consulting); others take the land and run their own build.
Can you help with a 1031 exchange?
Yes — Tom works directly with QIs across all three states and routinely runs 45-day identification windows. Commercial-to-commercial and farm-to-commercial 1031s are a regular workflow.
How is your fee structured for commercial work?
Standard commission on sales transactions. Diligence-only or consulting engagements run hourly or flat-fee — Tom quotes both in the strategy call so there are no surprises.
Do you handle ground-lease structures?
Yes. Tom has structured triple-net ground leases for QSR, c-store, and medical-office tenants along the I-65 and I-24 corridors. He'll walk you through the cap-rate math vs. outright sale.
Talk to Tom
Got a Commercial Tract in Mind? Email Tom the Address.
One email with the property address gets you a written diligence summary inside 48 hours. No retainer needed for the first look.