Labor Day weekend and we are at my in-laws house. I needed a break so we hopped in the car and went looking at raw land about 15-20 miles east of their house.

I have an idea for a PUD (planned unit development) for "seniors" that have family that wants to visit and a desire to have "all the amenities" without it costing an arm and a leg.

What amenities are we talking about? How about the regular things like a club house, swimming pool and tennis courts? But I'm thinking that a stable and riding trails might make a nice little "extra."

And then the piece de resistance would be a couple of acres per home for growing wine grapes. This will make the property seem like it is "in the country" and provide a little income for the property owner. Well, it will be in the country because that is where the available land is. But....

Being in the country means no infrastructure. No water. No sewers, Remote.

The plan is for the HOA to "own" the water company and the sewer plant, and to "manage" the viticulture operation.

Even with "cheap" land available ($10,000 to $20,000) per acre the cost of a "finished" lot (2-1/2 acres) would be about $150,000.00. Add the cost of a 1400 square foot manufactured home with site work we are talking about a house that will have to sell for $350,000 to $400,000.00. But think about the amenities! And the income from the grapes!

So what are the grapes worth? Varietals can yield 10 tons per acre once the vines are mature, and they sell for $1500 per ton or more.

That figures out to $30,000 gross for the two acre vineyard attached to each home site. That is enough even after expenses to pay for all the home owner's taxes, insurance, water, HOA fees, and all the other miscellaneous costs of living here.