The build side, priced early, managed to the date, and closed out so your capital comes back.

We manage development. We don’t develop, and we don’t buy land.

That’s worth saying in the first line, because it’s the difference between a development manager who works for you and one who is also, somewhere in the background, a principal. A firm that manages your project while acquiring land is, at minimum in perception, sitting on the other side of your table, looking at your deal, your pricing and your seller relationships. We have no position in your project beyond getting it built on the terms you were approved for, on the dates you underwrote.

Four things we do

Estimating. A real number, early enough that it can still change the decision.

Value engineering. Taking cost out without taking out what makes the project work.

Land review. Reading a parcel against both the code and the dirt, so you know what’s actually buildable.

Development project management. Schedule, budget, consultants, subs and agencies, held to dates, through closeout.

Why we’d rather have carried the entitlement

Because the most expensive failures in land development happen at the handoff. Conditions negotiated by one team and inherited by another surface at plat review. Commitments made out loud at a hearing never make it into the ordinance, and the only person who knows what the board believes they were told has already been released.

We’ll take a project we didn’t entitle, most of ours are. But the first thing we do is read the approval and the record behind it, because that’s usually where the schedule risk is hiding.

How it’s priced

A percentage of the site development budget, typically 4 to 5%, depending on complexity, how many jurisdictions are involved, and whether we carried the entitlement. On residential that generally lands near $1,750 a lot. Minimum engagement is $40,000.

Fees step with the project: hourly with a cap through approvals, a monthly management fee through construction, and a fixed closeout. Billed monthly against progress, and it capitalizes into your development budget rather than coming out of pocket up front.

The fee is set off the approved budget at contract, not off actuals. That’s deliberate. It means that when value engineering takes cost out of your project, you keep all of it. We don’t get paid more for a project that runs over, and we don’t take a cut for making it cheaper.