Introducing the Normal Neighborhood Gateway, a ±9.71-acre infill development opportunity positioned to become Ashland’s next great mixed-use community hub. Strategically located at 2082–2090 East Main Street, this rare offering unites three contiguous parcels within the Urban Growth Boundary (UGB), providing the ideal transition between established neighborhoods and the city’s future growth corridor.
Currently zoned RR-5 (Rural Residential 5), the property lies just outside city limits yet directly abuts both municipal boundaries and existing city infrastructure. With annexation, zoning is anticipated as NN-1-5, NN-1-3.5, and NN-1-3.5-C, aligning with the City of Ashland’s adopted Normal Neighborhood Plan (NNP)—a comprehensive framework emphasizing walkability, sustainability, and mixed-use integration.
Vision and Development Potential
Concept studies demonstrate potential for a vibrant residential-commercial community, featuring:
±88 total dwelling units (a blend of single-family homes, ADUs, and apartments)
±7,000 square feet of neighborhood-scale commercial or childcare use
Opportunities for live/work configurations and attainable housing formats
This balanced land-use mix supports Ashland’s objectives to diversify its housing inventory while introducing small-scale retail and service amenities to an underserved corridor.
Infrastructure & Annexation Readiness
The property’s proximity to existing sewer, water, and roadway systems—coupled with its eligibility for Ashland’s Advance Financing District (AFD)—provides an unusually clear path to entitlement and construction. The AFD program may offer reimbursement for qualified public improvements, mitigating upfront infrastructure costs and enhancing overall project feasibility.
Location Highlights
Fronting East Main Street, the site enjoys excellent visibility and connectivity:
0.6 mi to Ashland city limits and municipal utilities
1.2 mi to Southern Oregon University and Ashland High School
3 mi to Downtown Ashland and I-5 access
20 min to Medford Airport
The location serves as a logical gateway between the city core and surrounding neighborhoods, positioned for both local convenience and regional accessibility.
Market Context
Ashland continues to experience persistent housing shortages, with median home prices exceeding $550,000 and rental vacancies below 2%. Demand for new construction—particularly attainable and multi-generational housing—remains strong. The City’s current growth strategy prioritizes infill within the UGB and encourages annexation of contiguous, service-ready properties, such as this one, to support sustainable expansion without sprawl.
Additionally, proximity to Southern Oregon University, Ashland High School, and major employers ensures a steady demand base for both residential and commercial users. The property’s flexible land-use potential makes it suitable for developers targeting mixed-use, multifamily, build-to-rent, or cottage cluster concepts aligned with modern market preferences.
Chris Pfau
Coldwell Banker Pro West
