Case study
Cummings Ranch, Heber
37 one-acre lots on about 48 acres off Center Creek Road, taken from a family-owned farm to a recorded subdivision through Wasatch County, and placed under contract with a national homebuilder in four takedowns.
Timeline
- March 2024: contract. A purchase contract with the family trust that owned the land, with a due-diligence period that ran until 15 days after preliminary plat approval and a closing tied to final plat approval. No financing contingency.
- Summer and fall 2024: studies and feasibility. Geotechnical test pits and a wetland delineation in August; feasibility letters from the sewer district and the Center Creek water and irrigation companies in September; preliminary plans stamped in October.
- March 13, 2025: preliminary plat approved. Wasatch County Planning Commission, after Development Review Committee corrections on fencing, sewer, and the will-serve letters.
- May to August 2025: providers signed. Sewer development agreement and will-serve letter with Twin Creeks Special Service District; the sewer lift station was eliminated when the district secured an easement through the neighboring subdivision. Power contract with Heber Light & Power, gas from Dominion, irrigation will-serve from Center Creek Irrigation Company with a condition to extend a 12-inch trunk line along Center Creek Road.
- June 2025: land closed. The land closed before final approval, with the water shares conveyed at closing.
- October 7, 2025: final subdivision approval. Approved by the Administrative Land Use Committee chair on the staff report, with no objections and no public meeting required.
- November 2025: construction permit and bonds. Plans and the engineer's estimate stamped by the district and the county's reviewing engineer; cash warranty bond and weed bond posted; permit issued.
- 2026: built, platted, under contract. Streets, sewer, water, irrigation, power, and gas installed through the summer; the plat stamped with addresses in September; the builder's site walk and punch list in October. The lots are under contract with a national homebuilder in four takedowns, with the builder also drafting the protective covenants.
What made it work
Providers before the plat
The sewer district and the water companies reviewed the concept and put their conditions in writing before the county saw a plat. There were no surprises in the approval that the providers had not already named.
Solve the expensive thing early
The sewer design started with a lift station. Working with the district to get a gravity route through the neighboring subdivision removed it, and the cost, before the plans were stamped.
Sell before you build
The builder contract came together while the approvals were finishing, so the improvements were built to a known buyer's specification and schedule.
Josh Wagstaff is a partner in the ownership entity on this project. Buyer, prices, and contract terms are private; the approvals and dates are public record in Wasatch County.
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