Guthrie 80: Turning Floodplain into a Profitable Land Split

When most investors see a property with floodplain, they run. I saw opportunity.

This 80-acre tract southeast of Guthrie, Oklahoma—located along Westminster Rd and Triplett Rd—wasn’t the easiest on paper. Roughly 23.6 acres sat in FEMA floodplain, cutting into its usable ground. But I knew if we approached it right, we could still make this property work as a profitable split.

Buying Smart: Saving $100,000 through negotiation!

II represented the buyer in this purchase and helped negotiate it for $100,000 under the asking price. We submitted an offer after I ran the comps and recommended it based on its development potential. Even with over a quarter of the acreage sitting inside the floodplain, I knew we could split it into smaller tracts and still come out ahead.

The Strategy: Splitting the 80

After closing, we subdivided the property into multiple tracts, each sized and priced to hit different segments of the market. While over a quarter of the land couldn’t be developed, the balance offered prime homesites with open pasture, rolling views, and convenient paved-road access.

By staging the listings, coordinating surveys, and targeting buyers through local marketing, we sold the tracts individually for a total of $1,134,500.

The Lesson: Floodplain ≠ Failure

Floodplain land can scare off a lot of buyers but when handled right, it can still produce strong returns. With proper planning, clear survey work, and smart pricing, we turned what most would label a “problem property” into a successful investment.

This project proves a simple point: you don’t need perfect land to make a great deal, you just need the right plan.

If you’re sitting on acreage near Guthrie, Edmond, or the Oklahoma City metro and you’re curious what it could really be worth subdivided, I’d be happy to walk you through the numbers.

📞 918-810-9639
📧 corbett@ourokrealty.com
— Corbett Campbell, Proud Landowner | Our OK Realty