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Potential build site — identified from county GIS · as of 7/21/2026
Platted as an outlot. County records plat this parcel as Outlot A of FOX VALLEY. Under Corcoran City Code § 915.020 (Subdivision Ordinance; latest amendment Ord. 510, passed 10-26-23): “Outlot: A parcel of land subject to future platting prior to development, or a parcel of land which is designated for public or private open space, right-of-way, utilities or other similar purpose.” Confirm with the city before treating this parcel as a building site. Read the ordinance (as we read it on 2026-08-07).
A plain-language status — not a score. This page documents 5 facts from public records (one of them the 4 building rules cited to Corcoran City Code §1040.045 Subd. 7 (RSF-2)), estimates 2 more from models, relies on 3 unverified screening defaults, and lists 8 things to verify before you rely on it.
This parcel in Corcoran sits in the Buffalo-Hanover-Montrose Schools school district. Current FEMA mapping shows no Special Flood Hazard Area on the parcel, though local or unmapped drainage can still require review. No wetlands are mapped on the parcel in screening data, though small basins can go unmapped and a delineation is still recommended before construction. On utilities, water service is undocumented and sewer service is inside the regional service area — a connection is not confirmed until the city or utility confirms it, so budget time to verify location and fees. The lot is partially wooded in the 2015 modeled estimate — some tree cover to work with, some open ground. We do not yet have data on terrain and water service — on this page, unknown never means "no concern."
Rules applied: Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25) + regional screening defaults for rules not yet loaded This parcel is mapped as zoning district RR in the city’s published GIS layer. The values shown are the city’s typical single-family district standards, applied to this parcel regardless of its mapped district — confirm the standards for your district with the city. Some rules shown use a regional screening default — the Corcoran ordinance is not yet loaded for them; verify locally before relying on any number. Corcoran's code-wide currency statement: "Codified through Ordinance No. 2026-558, effective January 8, 2026 (Supp. No. 1, Update 1); online content updated July 20, 2026". That code-wide date is not this district's own enactment date, which is shown separately above.
Recorded, authoritative facts.
Modeled or preliminary — useful for screening, not decisions.
Professional and municipal confirmations before you build.
Written for homeowners; open “the details” on any card for the builder view and the raw measurement behind it.
Slope & terrain: not yet evaluated — unknown is not the same as no concern. no slope statistics
Builder view: Slope & terrain: no qualifying evidence in the current dataset (no slope statistics); treat as unresolved, not as clear.
No FEMA Special Flood Hazard Area identified on the parcel in the current dataset; local/unmapped drainage may still require review
Builder view: FEMA zone X (outside mapped SFHA) per current NFHL data; local/unmapped drainage and stormwater requirements still apply at design.
No mapped wetland/public-water indicators on this parcel in the current screening datasets; small or unmapped wetlands can still exist — a wetland delineation is recommended before design or purchase decisions.
Builder view: No NWI/PWI overlap in current screening data; datasets under-map small basins — a wetland delineation is recommended before design or purchase decisions where soils/vegetation suggest hydrology. The local ordinance requires a vegetated buffer of 10–60 ft depending on the wetland's classification, plus a structure setback from the buffer (Corcoran sets the buffer by wetland quality class - average 50/25/15 ft for High/Medium/Low, within minimums of 40/20/10 and maximums of 60/40/20 - plus a 15-foot structure setback from the buffer edge in every class) — a delineation and classification set the exact figure.
Public utilities may be available nearby; connection location & fees require confirmation
Uses a regional screening default — the local ordinance is not yet loaded. Verify locally.
Builder view: sanitary sewer: inside the regional wastewater service area (MUSA) — membership is a planning designation, NOT a connection at the boundary; timing unknown, confirm staging with the city.
Water service: not yet evaluated — unknown is not the same as no concern. water service not documented
Builder view: Water service: no qualifying evidence in the current dataset (water service not documented); treat as unresolved, not as clear.
This parcel is in the Buffalo-Hanover-Montrose Schools school district per current boundary data.
Builder view: School district: Buffalo-Hanover-Montrose Schools (MDE boundary data; boundaries can change — verify for enrollment decisions).
Whether this lot has a buildable envelope depends on which edge fronts the street, and its edges are not classified yet. Under the smallest setback the rules apply (10 ft) it holds ≈ 3,777 sq ft, about 28.5% of the lot; with the largest (30 ft) applied to every edge instead, none. The true figure is somewhere between those two, and neither is a measurement of this lot's yards — a survey and edge classification decide it. Based on Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25); confirm your parcel's zoning.
Builder view: Uniform inward buffer: EMPTY at the largest applicable setback (30 ft), ≈ 3,777 sq ft (28.5% of lot) at the smallest (10 ft). The uniform buffer at the largest setback under-approximates the true asymmetric envelope and the one at the smallest over-approximates it, so an empty result at the largest supports no claim on its own. Resolved setbacks: front 20 ft, side 10 ft, rear 30 ft. Based on Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25); confirm your parcel's zoning.
This lot is outside mapped shoreland zones — no public water within 1,000 ft (lake) or 300 ft (watercourse) in the current DNR screening.
Builder view: Not in a DNR PWI shoreland zone per statutory-distance screening; shoreland overlay standards do not apply. Screening-level: the mapped OHWL is not a survey.
This lot is partially wooded — about 33% tree canopy (2015 modeled estimate): some tree cover, some open ground.
Builder view: Tree canopy ≈ 33% of parcel area (Partially wooded; bands: wooded ≥ 50%, partially wooded 20–50%). Source: 2015 UMN 1-m urban tree canopy (deciduous + coniferous classes); verify current conditions on site — clearing, storms and growth since 2015 are not reflected.
A builder can turn the verify list above into answers — ask about this lot with no obligation.
Get a build evaluation from vetted Twin Cities builders. This is a request to find a builder — not a real-estate listing or offer of representation.
These builders list Corcoran in their service area (HomeBuildersMN directory, as of 2026-07-25).
The raw per-field record behind the interpretation above — the same rights-filtered fields, each with its own source and last-verified date.
Buffalo-Hanover-Montrose Schools
Source: MDE school district boundaries. Last verified: 7/21/2026.
Zone X (outside the mapped 500-year floodplain) Preliminary site signal — not a determination.
Source: FEMA NFHL flood hazard zones (MN DNR GDRS mirror). Last verified: 7/21/2026.
No NWI is a planning tool; preliminary, not a delineation.
Source: Updated MN National Wetlands Inventory. Last verified: 7/21/2026.
No
Source: DNR Public Waters Inventory basins. Last verified: 7/21/2026.
RR
Source: Corcoran Zoning Districts (city AGOL view). Last verified: 8/12/2026.
Not in a shoreland district No mapped public water within 1000 ft (lake) / 300 ft (watercourse) of this parcel in the current DNR PWI screening.
Source: DNR Public Waters Inventory basins. Last verified: 7/25/2026.
33% Modeled from the 2015 UMN 1-m urban tree canopy raster (deciduous + coniferous classes); canopy may have changed since 2015. Screening only, not a survey.
Source: UMN 2015 TCMA Urban Tree Canopy (1 m, RSGAL/DRUM). Last verified: 7/25/2026.
unsewered Inside a Met Council MUSA-designated unsewered area (code US) (MUSA comprehensive-plan vintage: 2040) — not inside the current wastewater service footprint.
Source: Met Council MUSA composite. Last verified: 8/4/2026.
Inside planned regional wastewater service area — not a sewer connection
Other potential building sites near this one — straight-line distance between parcel centres. Same preliminary signals, same caveats.