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Brujah,
this is just the first phase.
$460K roads, sewer, civil engineering, landscaping, and traffic impact fees. $1.3mil lot sales (several lots will be sold below market to reduce the road building and possible civil engineer cost, still bartering). So about 800K for the first phase at RSF2 (15000 sqft). Second phase I will go for intense building and get a RSF4.5 (6000 sqft), this will give me 70+ lots which I will not sell but build cottage homes and hold the land and mortages.
I will still be left with the following for my own home, 4.5 acre lot next to the wetlands.
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