Thinking about buying land near I‑69 by Auburn? High visibility and easy access can power strong returns, but small permitting or utility surprises can upend your numbers. If you want a clean path from contract to closing, you need to know what actually drives value in this corridor and what can slow you down. This guide covers the hot spots, the rules that matter, and a simple checklist to keep your deal on track. Let’s dive in.
Why I‑69 land near Auburn draws attention
Interstate frontage and interchange access can support travel‑oriented retail, hospitality, light industrial, and logistics uses. Around Auburn, active offerings have clustered near the I‑69 interchanges, with parcels ranging roughly from 1 to 40 acres. Investors often target these sites for visibility and quick access to the regional network.
Traffic exposure is a key value driver. Confirm the latest average daily traffic counts for your exact frontage using the state’s tool in the INDOT Traffic Viewer. Countywide growth and recent project activity have also supported demand for commercial services, as noted in the DeKalb County economic development organization’s mid‑year update.
Where to focus near Auburn
CR 11A interchange
Parcels marketed around I‑69 and County Road 11A highlight interstate exposure and potential access to city utilities. Treat asking prices as a starting point and underwrite based on verified utility capacity and access permits. Pull traffic counts for your precise segment before modeling.
SR 8 corridor
Sites along SR 8 and the feeder to I‑69 show steady retailer interest due to local visibility and interchange proximity. Retail and mixed‑use concepts can work here when access, utilities, and zoning line up. Validate any advertised traffic figures with the INDOT Traffic Viewer.
Zoning, annexation and who controls approvals
Auburn’s planning authority can extend into areas just outside city limits through extra‑territorial jurisdiction. That means a parcel outside the city can still follow city zoning rules and be a candidate for annexation. Review the city’s ETJ and inter‑local agreement before you write an offer using the City of Auburn ETJ document.
Annexation can unlock services and entitlements, but it can also change taxes and processes. Clarify whether your parcel is in city limits, in the ETJ, or under county control. Your entitlement path, timing, and fees depend on that answer.
Utilities and access you must verify
Most listings mention water and sewer access in broad terms. Do not assume. Request formal utility availability letters that state pipe size, distance to the main, pressure/flow, and plant capacity. Get preliminary cost estimates for any extensions or off‑site improvements.
If your site fronts a state road or the interchange, expect permits for new driveways or turn lanes. Contact INDOT early to understand timelines and potential off‑site requirements. For electric and gas, confirm provider, transformer or substation proximity, and upgrade costs during feasibility.
Environmental and site constraints
Floodplains and wetlands can shrink your buildable footprint and add time and cost. Start with FEMA mapping and Indiana’s best‑available floodplain data through the Indiana Floodplain Information Portal (INFIP). If any portion of the parcel lies in a mapped floodplain, discuss compensatory storage or elevation strategies with your engineer.
If public sewer is not available, septic feasibility becomes critical. DeKalb County regulates private systems with permits and testing, which you can review in the county’s septic ordinance and permit guidance. For historical or agricultural sites, budget for a Phase I Environmental Site Assessment.
Taxes and incentives
Property taxes vary by assessed value, levies, and whether a parcel falls within a TIF area. Review current rates and levies on the county’s official page for property tax levies and rates.
DeKalb County and the State of Indiana have tools that can improve project feasibility, including property tax abatements, TIF, and state credits. Start the conversation early with the county’s economic development office and review the incentives summary. If your target parcel lies inside a TIF allocation area, read relevant redevelopment documents and meeting minutes, such as the county’s published TIF and Redevelopment Commission materials.
Practical due‑diligence checklist
- Confirm jurisdiction and zoning. Is the parcel in Auburn, in the city’s ETJ, or under county control? Start with the City of Auburn ETJ reference and verify with planning staff.
- Validate traffic counts. Pull the latest AADT for the exact segment using the INDOT Traffic Viewer.
- Screen floodplains. Use the INFIP portal and estimate buildable area if any zones are present.
- Order utility letters. Request written availability and capacity notes for water and sewer. Add cost estimates for line extensions and impact or connection fees.
- Plan for access permits. If improvements touch a state route or interchange, contact INDOT early and build in review time.
- Test soils and septic. If no public sewer, follow the county’s septic permitting process, including perc tests and geotechnical work.
- Run environmental due diligence. Order a Phase I ESA and expand to Phase II if flagged.
- Model taxes and incentives. Check county tax levies and discuss eligibility with the county’s economic development team using the incentives overview. If applicable, review TIF documents.
Bottom line
Land near I‑69 by Auburn can work well for highway‑oriented and service uses, but your outcome will hinge on four items you can verify early: who controls zoning and annexation, utility availability and capacity, floodplain or wetland constraints, and required access permits. Do the homework upfront and your numbers will tell you whether to move or pass.
If you want a second set of eyes on location fit, or introductions to the right local contacts, reach out to Lion & Christlieb. We will help you think through options and next steps.
FAQs
What makes land near I‑69 by Auburn attractive for investors?
- Interstate visibility, interchange access, and county growth create demand for travel‑oriented retail, hospitality, and light industrial uses. Validate traffic volumes with the INDOT Traffic Viewer.
How do I check if a parcel is under Auburn’s ETJ or the county?
- Start with the city’s extra‑territorial jurisdiction reference in the Auburn ETJ document and confirm with planning staff before you go under contract.
How can I quickly screen floodplain and wetlands risk on a site near I‑69?
- Use the INFIP floodplain portal for flood zones and the USFWS Wetlands Mapper via the regional catalog to spot likely wetlands using the wetlands mapping resource.
What if the site does not have public sewer?
- You will need to follow the county’s private sewage rules, testing, and permit steps outlined in the DeKalb County septic guidance and confirm septic feasibility with a soils and geotechnical report.
Which local incentives might improve my project’s numbers?
- Common tools include abatements, TIF, and state credits; explore options with the county’s economic development office using the incentives overview and check whether your parcel lies in a TIF allocation area before modeling cash flow.
