# Indiana County Analysis

**Goal**: Find the most receptive, affordable counties for honeycomb pod-based town incorporation

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## Top 3 Target Counties

### 1. Brown County (BEST OPTION)

| Factor | Details |
|--------|---------|
| **Tiny home regs** | No minimum sq ft, Log Cabin Rule applies with minimal restrictions |
| **Zoning** | Rural areas have very relaxed zoning |
| **Land prices** | $3,000-$8,000/acre (forested/hilly, less agricultural value) |
| **County seat** | Nashville, IN |
| **Population** | ~15,000 (low density, open to alternatives) |
| **Character** | Artistic community, tourism, Brown County State Park |
| **Contact** | [Brown County Zoning Ordinance](https://www.browncounty-in.gov/DocumentCenter/View/142/Brown-County-Zoning-Ordinance-PDF) |

**Why it's ideal:**
- Minimal zoning restrictions in rural areas
- No minimum square footage
- Community is already artsy/alternative-friendly
- Hilly terrain = cheaper land (not prime farmland)
- Close to Bloomington (IU) for cultural amenities

**Potential challenges:**
- Hilly terrain may require more site work
- Tourism traffic in Nashville
- Septic systems need careful design (soil percolation)


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### 2. Greene County (SECOND CHOICE)

| Factor | Details |
|--------|---------|
| **Tiny home regs** | No explicit minimum, rural zoning relaxed |
| **Land prices** | $2,500-$6,000/acre (lower demand, rural) |
| **County seat** | Bloomfield, IN |
| **Population** | ~33,000 |
| **Character** | Rural, agricultural, low cost of living |
| **Existing community** | Sage Valley ecovillage (Worthington) |

**Why it's good:**
- Very affordable land
- Sage Valley already exists as precedent for alternative community
- Low population density = less resistance
- Good road access (SR 37, SR 54)

**Potential challenges:**
- Less infrastructure
- Farther from urban amenities


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### 3. Owen County (THIRD CHOICE)

| Factor | Details |
|--------|---------|
| **Tiny home regs** | Rural zoning, Log Cabin Rule applies |
| **Land prices** | $2,500-$5,500/acre |
| **County seat** | Spencer, IN |
| **Population** | ~21,000 |
| **Character** | Rural, forested, McCormick's Creek State Park |

**Why it's good:**
- Very cheap land
- Beautiful natural setting
- Close to Bloomington (20 min)
- Low population density

**Potential challenges:**
- Limited infrastructure
- May need to drill wells


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## County Comparison Table

| County | Min Sq Ft | Land $/Acre | Zoning | Distance to City | Precedent |
|--------|-----------|-------------|--------|------------------|-----------|
| **Brown** | None | $3K-$8K | Minimal (rural) | 15 min to Bloomington | Artist community |
| **Greene** | None (rural) | $2.5K-$6K | Relaxed | 30 min to Bloomington | Sage Valley ecovillage |
| **Owen** | None (rural) | $2.5K-$5.5K | Relaxed | 20 min to Bloomington | None |
| Bartholomew | None (community) | $4K-$10K | 5-acre min | Columbus | Planned development |
| Marion | 400 sq ft | $15K-$50K+ | Strict | Indianapolis | Urban pilot |
| Hamilton | Varies | $20K-$80K+ | Strict | Suburbs | Case-by-case |


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## Recommendation: Brown County

**Primary reasons:**
1. **No minimum square footage** — our 120-320 sq ft pods are fully legal
2. **Minimal zoning in rural areas** — fewer hoops to jump through
3. **Alternative-friendly culture** — Nashville is an arts community
4. **Reasonable land prices** — can get 10 acres for $30K-$80K
5. **Proximity to Bloomington** — cultural amenities, university town

**Strategy:**
1. Find 10+ acres in unincorporated Brown County
2. Build seed hex under Log Cabin Rule (no permit needed for small structures)
3. Apply for PUD or variance if needed for multi-unit
4. Populate to 50 residents
5. Petition for town incorporation


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## County Contacts

### Brown County
- **Planning & Zoning**: (812) 988-5510
- **Commissioners**: (812) 988-5501
- **Health Department** (septic): (812) 988-2259

### Greene County
- **Planning & Zoning**: (812) 384-2076
- **Commissioners**: (812) 384-2065

### Owen County
- **Planning & Zoning**: (812) 829-5011
- **Commissioners**: (812) 829-5010


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## Next Steps

1. **Drive the counties** — visit Brown, Greene, Owen to feel the vibe
2. **Talk to locals** — find a realtor who understands alternative housing
3. **Check land listings** — look for 10+ acres with road access
4. **Meet with planning dept** — informal conversation about our concept
5. **Identify water/septic** — well depth, soil percolation tests


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*Last updated*: 2026-05-28