included being zoned for residential. The lot plus all of my "hookup" fees were under $35k. Tough find that these days in Happy Valley.
I didn't have to be "patient" either, I just talked to the developer and he started building my home.
I'm 90 miles from Happy Valley, so I'm not living the Texas/South Dakota real estate dream either. It's just that housing along the I15 corridor.....really isn't that great of a deal. Better since '05, but not exactly a "bargain" vs. the rest of the nation. Provo is about "average" for the entire US (in fact, Cost of Living says it's nearly 10% higher than the US average...and that includes Provo's "poorer" neighborhoods..)