We are local to the Charlotte area. Congrats on finding a place to do this in Charlotte! To do this you have to consider the cost of infrastructure, pads, and homes if you are going to bring them in yourself. Impact fees are going to depend on whether you want 1 meter or individual meters direct billed. Additionally, you have to look at engineering/architect fees, cost of water/sewer/electric lines, and cost of pads. This is going to vary based on the exact municipality you’re dealing with in the area. Another consideration are the roads; the difference in gravel vs. Asphalt is going to be huge.
We are developers and are very familiar with doing horizontal development. Feel free to shoot me an email; we may be VERY interested in partnering with you. Jake.firstname.lastname@example.org