Wooded, buildable one-acre lots in the Fenton, Tyrone Township, and Hartland corner of Livingston County typically list somewhere between $40,000 and $130,000, and that sticker price rarely includes the cost of clearing, grading, a driveway, utility connections, and the well and septic work that make raw land buildable. Industry guides commonly estimate that buying land adds $40,000 to $100,000 to a total project once site work is included. That is why the lot-included model at Oaks of Tyrone, where every wooded one-acre homesite comes as part of the home package price, changes the way buyers should read the math. Here is what an acre actually costs in Livingston County in 2026, and what the same dollar buys in a home built by Big Sky Development.
What a one-acre lot actually costs in Livingston County
Land prices in Livingston County vary more by parcel size and readiness than by anything else. County-level data for 2025 shows small buildable parcels in the 0 to 2 acre range at a median of roughly $75,000 per acre, while larger parcels of about 10 acres average closer to $35,000 per acre, and big 30-plus-acre farm parcels run lower still on a per-acre basis. The rule of thumb holds: the smaller the parcel and the closer it is to utilities, roads, and services, the higher the price per acre.
In the specific Fenton, Tyrone Township, and Hartland ring where buyers shop for 1-acre homesite developments, buildable lots most often land between $40,000 and $130,000. Recent Tyrone Township listings tell the story: a 1.84-acre parcel listed around $85,000, a 3-acre parcel around $80,000, and a four-acre parcel on Foley Road that sold for $149,900 in May of 2026. Location, road frontage, and whether utilities are at the street all move the number, which is exactly why "how much is an acre" is such a common question from custom home buyers.
The real cost is never the sticker price: clearing, site prep, septic, and well
A wooded acre in Livingston County is beautiful, and it is also work. Michigan land clearing quotes from 2025 and 2026 generally run $1,200 to $8,000 per acre on heavily wooded ground, with dense timber pushing toward the top of that range. Then comes the rest of site prep: grading for the house pad and driveway, erosion control, utility runs, plus a well and a septic design and installation on parcels without community infrastructure. Add permits and engineering, and the true cost to stand on a finished homesite is typically tens of thousands of dollars above the land price.
Wooded lots add one more layer: drainage and tree preservation planning. Mature trees need room to thrive through construction, which shapes where the house is set, what gets cleared, and how stormwater moves. That is a solvable problem, and our guides to building on a wooded lot in Michigan and land clearing costs cover it in detail, but it is real work that a "for sale" sign never shows.
How the lot-included model at Oaks of Tyrone changes the math
At Oaks of Tyrone, there is no separate land contract and no surprise clearing bill. Each of the 34 homesites is a full wooded acre included in the home package price, which starts at $629,900, and Big Sky Development has already engineered the things that make raw land expensive: a community septic system with pre-treatment, private roads, and utility infrastructure approved through Tyrone Township. Instead of paying for an acre and then paying again to make it buildable, buyers get a homesite that is ready for construction from day one.
Tree preservation is part of that value. Big Sky Development's approach keeps mature trees standing through construction, so the wooded privacy and shade you see on the first visit are the privacy and shade you live with after move-in. This is not a clear-cut subdivision with saplings replanted for show. Lots do carry premiums based on position, views, and privacy, but those are transparent and explained up front, and outbuildings and wrought iron fencing are allowed to make the acre truly yours.
What the same dollar buys when the lot is included
Compare the two paths. Path one: buy a $75,000 acre, spend $20,000 to $50,000 or more on clearing and site work, then hire a builder. Path two: one price that includes the wooded acre and the home. At Oaks of Tyrone, the $629,900 package includes a fully customizable Firethorn ranch plan of about 1,950 square feet, while the Oakview 1.5-story plan at 2,700 square feet starts at $899,900, and every plan is built to your specifications through Big Sky's in-house design team.
Every home also comes with a 10-year in-house structural warranty, nine times longer than Michigan's state requirement, and is built with American-made materials and labor. For buyers searching for new construction in Fenton MI, custom homes on wooded lots near Hartland Schools, or a lifestyle that a shrinking stock of one-acre homesite developments in Livingston County can no longer offer, the finished package is the number that matters, not the land line item.
Frequently asked questions
How much does an acre of land cost in Livingston County, Michigan?
Buildable one-acre lots in the Fenton, Tyrone Township, and Hartland area typically list between $40,000 and $130,000. County-level 2025 data puts the median for small buildable parcels of 0 to 2 acres near $75,000 per acre, with larger parcels lower on a per-acre basis.
Are wooded lots more expensive to build on than cleared lots?
Wooded lots can carry clearing costs of $1,200 to $8,000 per acre where clearing is needed, plus drainage and tree preservation planning. But when a builder preserves mature trees instead of clear-cutting, the clearing footprint stays small and you keep the privacy and shade that make wooded acreage valuable.
Is the wooded one-acre homesite included in the price at Oaks of Tyrone?
Yes. Every homesite at Oaks of Tyrone is a full wooded acre included in the home package price, which starts at $629,900. The community septic system, private roads, and utility infrastructure are engineered as part of the community, so buyers do not manage separate site-prep contracts.
What hidden costs come with buying raw land in Michigan?
Beyond the land price, buyers typically pay for clearing and grading, a driveway, utility connections, a well, septic design and installation, permits, and engineering. Industry guides commonly estimate that raw land adds $40,000 to $100,000 to a project once site work is counted.
How much does it cost to clear a wooded lot in Michigan?
Michigan land clearing quotes from 2025 and 2026 generally range from $1,200 to $8,000 per acre on heavily wooded ground, with dense timber at the top of that range. Minimizing the clearing footprint through tree preservation keeps both the cost and the environmental impact down.
See the lot-included math in person
The fastest way to understand what a wooded one-acre homesite is really worth is to stand on one. Schedule a tour with Rob Moen at Oaks of Tyrone, walk the tree-lined lots on Timber Trail, and get the complete package breakdown from the Big Sky Development team: floor plans, lot positions, lot premiums, and exactly what is included in the price. Rob is at 810-691-0019 and happy to run the land-vs-lot-included numbers for your situation.