Approach
Cost overruns kill more Gulf Coast deals than soft demand does. Our process is built to control basis first, then structure capital around a project that already works at the bottom of its range.
Principles
Every project must clear its debt service in a scenario where the catalyst stalls entirely and the submarket reverts to regional pricing. If it only works at peak occupancy and peak rate, we do not build it.
Guaranteed maximum price contracts are a funding condition on both horizontal and vertical scope, with contingency held at the sponsor level rather than buried in the contractor's number.
Cyclical product is built to residential code from day one so it converts to permanent housing when the construction cycle fades. Optionality is cheapest when it is designed in, not retrofitted.
Zoning, platting, utility capacity, drainage and detention are closed out before capital is asked to fund vertical work. Public-private structures are treated as closing conditions, never as upside assumptions.
Capabilities
Process
The same six stages apply to every project we take on, whether it is a 22-acre two-phase program or a single 45-lot duplex community.
Identify a labor shed with committed capital, then find the rent band nobody is building into.
Letter of intent and contract with a diligence period long enough to close out entitlement risk.
Comparable survey, utility and drainage confirmation, cost benchmarking, and downside-first pro forma.
Senior construction debt and joint venture equity, with sponsor co-investment and land contributed at cost basis.
Horizontal development, then vertical construction in phased takedowns under fixed-price contracts.
Lease-up to stabilization, permanent debt placement, and a hold-or-exit decision on the merits.
Sponsor
A Texas limited liability company based in Katy, operating across the Greater Houston and Port Arthur corridor.
Real estate development project management across the Texas Gulf Coast, with direct experience in land acquisition, zoning coordination and build-to-rent residential delivery.
Joint venture partnership structuring, senior debt placement, and layered public-private financing including EB-5 and regional center vehicles.
Established presence in the Houston and Port Arthur corridor, with working relationships across Jefferson County entitlement and utility jurisdictions.
Next step
Landowners, brokers, lenders and equity partners all reach us the same way. Tell us what you have and we will tell you honestly whether it fits.
