EASTERN SHORE, MD — Rivers & Roads Consulting has completed a redevelopment feasibility study for an Eastern Shore town’s municipal maintenance yard, identifying a clear path for transforming the underutilized public property into a long-term community asset.
The study was funded by the Upper Shore Regional Council and examined how the Town could reposition the site to support housing, strengthen the surrounding neighborhood, and improve its long-term fiscal outlook.
Located near the town’s downtown area, a public trail, environmental amenities, and established residential neighborhoods, the property is one of the municipality’s most strategically located public land assets. Today, the site is used primarily for municipal equipment storage. The study found that the property’s location and context make it well-suited for residential redevelopment.
Turning Public Land Into Public Value
The feasibility study reviewed site conditions, zoning, redevelopment potential, market value, conceptual site planning, and development economics.
The analysis concluded that the site is best positioned for townhome-scale residential development. A conceptual scenario prepared for the study shows that the property could support approximately 20 to 28 townhomes while maintaining compatibility with nearby homes and the town’s historic character.
The concept emphasizes neighborhood-scale design. It includes walkable connections to the nearby trail, improvements to an existing pocket park, and a layout that feels like an extension of the surrounding neighborhood rather than a stand-alone development.
“This study shows what becomes possible when a town looks at public land through a strategic lens,” said Sam Shoge, Partner at Rivers & Roads Consulting. “This site presents an opportunity to create housing, improve the community, and generate long-term value for the town.”
A Practical Path Forward
An independent appraisal completed as part of the study valued the property at approximately $190,000 in its current condition. However, the redevelopment analysis found that the site’s long-term value is much greater if the Town can transition it into productive residential use. The report’s conceptual financial model suggests that a completed townhome project could reach a stabilized value of approximately $9 million to $11 million, depending on market conditions.
Because the property may be subject to restrictions tied to its original conveyance, the study recommends that the Town explore a long-term ground lease with a qualified nonprofit housing developer.
Under this structure, the Town could retain ownership of the land while allowing a mission-aligned partner to build and operate the housing. This approach could also create a recurring revenue stream for the Town through ground rent, while preserving the ability to secure public benefits through the lease.
Next Steps for the Town
The study recommends a clear sequence of next steps before the Town moves toward redevelopment.
The report recommends that any future solicitation prioritize financial feasibility, neighborhood compatibility, workforce or mixed-income housing outcomes, and public realm improvements.
“This is the kind of project that requires discipline,” Shoge added. “The opportunity is real, but the Town will get the strongest result by confirming the rules early, selecting the right partner, and structuring the deal in a way that protects the public interest over time.”
A Model for Municipal Redevelopment
The redevelopment feasibility study offers a broader lesson for towns across Maryland’s Eastern Shore and beyond.
Many communities own land that no longer serves its highest public purpose. With the right analysis, these properties can become tools for housing, neighborhood reinvestment, and fiscal strength.
For this Eastern Shore town, the site represents a chance to turn a dormant municipal property into a productive community investment. With thoughtful planning and the right development partner, the property can support needed housing, enhance the surrounding public realm, and create long-term value for residents and the Town alike.
Is your municipality sitting on public land that could serve a higher purpose?
Rivers & Roads Consulting helps towns evaluate underutilized properties, test redevelopment potential, and create practical paths from concept to implementation. From feasibility studies and pro forma analysis to developer solicitation and deal structuring, we help communities turn dormant public assets into housing, fiscal value, and long-term community benefit.
