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Rezoning Density Bonus Value Calculator
Density bonuses via rezoning create additional buildable area worth millions.
Net bonus value
$6,700,000
Additional sqft
30,000
Gross bonus value
$7,500,000
How the math works
Additional = parcel × (new − current FAR). Gross = additional × value. Net = gross − cost.
20k × 1.5 = 30k add'l × $250 = $7.5M gross − $800k = $6.7M net.
How to Use
- Enter parcel size sqft.
- Enter current FAR.
- Enter proposed FAR.
- Enter value per sqft buildable.
- Enter entitlement cost.
- Read bonus value.
Frequently Asked Questions
Density bonus programs?
Inclusionary zoning (IZ): build affordable units, earn density bonus. 10-30% bonus typical for 10-20% affordable. Transit-oriented development (TOD): density bonus near transit. Green building certification (LEED): 5-15% density bonus in some cities. Open space dedication: density bonus for public park contribution. Historic preservation TDR: buy air rights from preserved structure.
FAR increase value?
Manhattan: unused FAR worth $300-1,000/sqft. SF: $150-500/sqft. Chicago: $50-200/sqft. DC: $75-250/sqft. Miami/Dallas: $30-100/sqft. Value = market rate rent × NOI conversion × cap rate calculation. Rule of thumb: 15-30% of stabilized property value is attributable to density. Density bonus 20% = 20% more asset value.
Bonus trade-offs?
(1) Affordable housing set-aside: 10-25% of units below market. Rent 40-80% market. Impact: reduces gross rent but bonus offsets. Net neutral to positive typically. (2) Public amenity contribution: plaza, public art, community room. Capex $1-5M. (3) Infrastructure: additional sewer, traffic, utility upgrades $2-25M. (4) Design constraints: quality standards increased. All these reduce bonus net value.
Approval process?
Pre-app meeting with planning staff: 1-2 months. Formal application + public hearings: 6-18 months. Environmental review: 6-24 months parallel. Planning commission + city council: 3-6 months final. Appeals: 3-12 months extended. Total: 18-48 months from initial concept to entitled. Significant projects: dedicated entitlement team + political strategy required.
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