Development Services

New Southern Commercial Real Estate is a commercial land brokerage company serving legacy landowners in Corpus Christi, San Antonio, Austin, and surrounding south Texas markets. We are a one-stop shop to help landowners broker their raw land (unentitled) or to enhance land value through entitlement for sale to national homebuilders and developers.

 

Our partners are former corporate homebuilding and development industry experts who work exclusively on behalf of landowners. Collectively, our experience includes over 150 custom-crafted land entitlements, development feasibility studies, bond financings, and land transactions related to master plan community developments.

 

When professionally implemented, land entitlements allow national homebuilders and developers to maximize profitability, reduce due diligence timelines, and mitigate development risks. This results in landowners achieving 1.5 – 2.0(x) more per acre than a raw land sale, as well as an accelerated transaction.

What is Entitlement?

Entitled land is similar in appearance to raw land; however, it includes certain rights of development that national homebuilders and developers pay a premium for. Entitlements are a series of agreements between the landowner and jurisdictions outlining the future use of land as memorialized in development agreements. Entitlements may relate to utility connections, building guidelines, development impact fee limitations, infrastructure cost sharing, bond financing vehicles, and others. 

COMPREHENSIVE EXPERTISE

  • Highest-best-use land analysis for landowners
  • Fiscal impact studies on local jurisdictions
  • Land due diligence for national homebuilders
  • Relationships with national homebuilders, developers, and local jurisdictions
  • Housing product pricing and segmentation
  • Housing absorption demand
  • Housing trends, i.e., build-to-rent, land light models, higher density
  • Homebuilder and developer cash flow modeling
  • Homebuilder corporate structures, product mixes, and market needs
  • Market supply of entitled and finished lots
  • Premium master-planned community design
  • Commercial and mixed-use development inclusions
  • Relationships with national engineers, bond attorneys, and market study professionals
  • Property appraisal, survey, and phase 1 environmental  reports
  • Engineering lotting, drainage, and off-site plan review
  • Infrastructure challenges and opportunities to development
  • Infrastructure financing, cost sharing, and developer reimbursement
  • Special purpose taxing district public bond financing
  • Jurisdictional grant and tax increment financings
  • Jurisdictional negotiations and approvals processes
  • Annexation and de-annexation strategy
  • Jurisdictional development and pre-annexation agreements
  • Building permitting, sales use tax, impact fee, tap fees, and raw water costs
  • Structured land takedowns to maximize nominal dollars and accelerate transactions
  • Nominal dollar versus IRR landowner considerations