The Problem We Solve
Horizontal development — mass grading, utilities, streets, stormwater — is the most capital-intensive and least bankable phase of a residential project. Banks shy away from it because the collateral has no income and a thin secondary market. We arrange dedicated horizontal facilities with private and family-office capital that understand the asset class.
Who This Is Built For
- Land developers turning raw acreage into finished lots
- Master-planned community sponsors completing infrastructure in phases
- Joint ventures with a national homebuilder takedown commitment
- Sponsors recapping a partially developed subdivision
Program Terms
How the Process Works
Project review
Civil plans, engineer's cost estimate, plat status, takedown agreement (if applicable), sponsor track record.
Term sheet
Sized off engineer's cost, finished-lot residual, and (if signed) takedown contract value.
Diligence
Appraisal, civil plan review, environmental, takedown / sales contract review, sponsor financials.
Close & engineer draws
Close in 6–10 weeks. Monthly draws certified by the project engineer and confirmed by our third-party inspector.
Frequently Asked Questions
Horizontal collateral has no income and limited liquidation value — partially graded land is worth a fraction of finished-lot value. Lenders haircut leverage to absorb that risk. Sixty percent LTC is the upper bound; sponsors with takedown contracts in hand can stretch slightly higher with mezzanine support.
Discuss a Horizontal Development Deal
Submit your project. We'll respond within 24-48 hours with indicative structure and next steps.