You Bring the land. We become your development team.
We provide the development function for landowners and family offices — feasibility, entitlements, planning, and delivery — without you needing an in-house team.
If you own land but don’t have a development team, we step in as your development arm. You keep ownership of the property. We run the development and help raise the capital needed to build.
Primary focus: Pacific Northwest. Available for projects nationally.
Our Process: How We Bring Vision To Life
Most owners have the land but not the development infrastructure.
We step in as your development arm, taking the project from concept to execution while you retain ownership and control.
Our clients are landowners and family offices who want to develop their property without building an internal development department.
We engage as a fee-based development partner, deferring a portion of our compensation into the project and earning participation through execution.
We align our compensation with project outcomes, which means we do not make profit until you do.
Who We Work With
- Landowners
- Family offices
- Property owners planning to build but without a development team
- Passive Investors seeking exposure to development projects
- Developers who need help packaging and structuring deals for capital
- Banks and institutions needing professional oversight
Not For
- Sellers looking to dispose of land
- Brokers pitching land acquisitions
Invest with Us
A pathway for private and family office capital to participate in our projects.
Not a landowner, but want exposure to development? We also work with private and family office investors who want to participate in projects without taking on operations.
Market Insights & Development Intelligence
Development Process Outline
Property owners ask how we partner on new developments. The structure varies, but we start by confirming the site pencils. When it does, we typically
Who Develops Your Land If You Don’t Sell It? A Category Most Property Owners Don’t Know Exists
Owner-Side Development Management is a distinct real estate service category most landowners have never heard of. Most property owners see only two options: sell the land or hold it. But there’s a third path — one where the owner develops the property themselves, retains title throughout, and captures the upside that typically flows to the developer. Here’s how it works and why it matters.
free resource for landowners
Feasibility Checklist
Where to start before spending a dollar on consultants or design.
This is the same early-stage framework we use internally before taking any project forward. It will tell you what questions need answering — and which ones require professional analysis to get right. Most landowners who work through it realize the gap between where they are and where they need to be. That’s the point.
Get the Checklist
How we work
We operate as your outsourced development team. You bring the site; we bring the development engine — feasibility, entitlement strategy, design coordination, capital readiness, and delivery.
Once feasibility is confirmed, we structure the path to execution and move the project into a financeable and buildable state.
Project lifecycle
1
Feasibility
Site potential, constraints, development paths
2
Entitlements
City process, consultants, approvals
3
Financial Engineering
Structuring the deal so it is financeable and attractive to capital
4
Preconstruction
GC alignment, early cost control, procurement strategy
5
Construction Oversight
Owner’s representation and delivery management
6
Exit
Stabilization or disposition
Why Landowners Choose Us
Most projects fail not because of the land, but because the owner lacks the team needed to turn a site into a capital-ready, executable development.
✓ We provide the team.
✓ You retain ownership.
✓ The project moves forward.
✓ We profit after you do.
One thing that sets GIS apart from every other development manager in the Pacific Northwest: we defer all profit into equity. We collect fees during execution to keep the work resourced — there is no profit in those fees. Our profit participation only begins after the project succeeds. If the project does not close, we do not profit. That alignment is structural, not a marketing claim.
Why Development Feels Harder Today
The barrier is no longer the land — it’s execution. Cities are slower, capital is more selective, and lenders require projects to be packaged professionally before committing. Owners are expected to operate like institutional developers, even on private land.
We bridge that gap by providing the development function owners no longer receive from banks, brokers, or contractors.