Premium Land & Development Sites

Downtown Mixed-Use Site

📍 Central Business District

2.5 acre infill site with zoning for up to 400 residential units and 50,000 sq.ft. commercial space

Suburban Residential Tract

📍 Growing Northwest Corridor

15 acre parcel approved for 120 single-family homes with utility infrastructure in place

Waterfront Commercial Site

📍 Riverfront District

3.8 acre site with approved plans for 150-room hotel and 25,000 sq.ft. retail/restaurant space

Appreciation Potential

Land values typically appreciate faster than developed properties in growing markets

Flexible Options

Multiple exit strategies - develop, hold, or sell with entitlements for maximum value

Value Creation

Strategic land acquisition and entitlements can significantly increase property value

Lower Maintenance

Vacant land requires minimal maintenance compared to developed properties

• Single-family home lots
• Multi-family development sites
• Master-planned community parcels
• Townhome/Condo sites
• Senior living communities

• Retail/restaurant pads
• Office development sites
• Hotel parcels
• Industrial/flex sites
• Mixed-use development land

• Medical/healthcare campuses
• Educational institution sites
• Religious assembly parcels
• Recreational land
• Agricultural conversion parcels

• Pre-approved residential
• Permitted commercial sites
• Planned unit developments
• Zoning-approved parcels
• Master-planned community sites

Zoning & Entitlements

Verify current zoning and development potential including density, height restrictions, and permitted uses

Utilities & Infrastructure

Assess availability and capacity of water, sewer, electricity, gas, and telecommunications

Environmental Factors

Conduct Phase I ESA to identify potential contamination, wetlands, or protected species

Government Approvals

Review required permits, impact fees, and development agreements with municipalities

Market Analysis

Evaluate absorption rates, comparable sales, and demand drivers for proposed development

Access & Topography

Assess site access, road frontage, grading requirements, and soil conditions

Pre-Application

Initial meetings with planning staff to discuss project concept and requirements

Feasibility Study

Technical analysis of zoning, environmental, and infrastructure constraints

Preliminary Design

Conceptual site plans, building layouts, and community benefit packages

Public Hearings

Presentations to planning commissions and city councils with community input

Final Approvals

Receipt of all entitlements, development agreements, and building permits

Increased demand for infill development sites

Transit-oriented development opportunities

Mixed-use zoning becoming more prevalent

Focus on walkable, sustainable communities

Downtown Infill Redevelopment

Challenge: Assembling multiple parcels in tight urban core with complex zoning

Solution: Strategic acquisition over 18 months followed by successful rezoning for mixed-use

Suburban Master-Planned Community

Challenge: Entitling 120 acres in growing suburb with community opposition

Solution: Comprehensive outreach program with enhanced community benefits package

Transit-Oriented Development Site

Challenge: Identifying land near future light rail station before public announcement

Solution: Early acquisition based on transportation planning insights and rezoning strategy

Comprehensive 60-page guide covering sourcing off-market deals, due diligence checklists, and negotiation tactics

90-minute deep dive into navigating zoning changes, community approvals, and development agreements

Spreadsheet models and comparables database for accurately valuing development sites

Raw land has no approvals for development, while entitled land has gone through the zoning and approval process to allow specific uses and densities. Entitled land typically commands a significant premium (2-5x) over raw land prices due to reduced risk and shorter development timelines.

The entitlement process can range from 6 months for simple zoning verifications to 3+ years for complex master-planned communities. Most suburban projects take 12-24 months from initial application to final approval, depending on jurisdiction and project complexity.

Key valuation factors include: location and proximity to amenities, zoning and development potential, availability of utilities, topography and buildability, market demand for proposed uses, and comparable land sales in the area. Future growth projections also significantly impact value.

Land investments offer higher appreciation potential, lower maintenance costs, and flexibility in development timing. They can also provide tax advantages through 1031 exchanges and often have lower property taxes. However, they typically don't generate income until developed.

We look for parcels in the path of growth, near planned infrastructure improvements, with zoning flexibility, and in markets with strong demographic trends. Other indicators include increasing land prices in adjacent areas, new employer announcements, and transportation corridor expansions.

Hitashi identified an off-market parcel that was perfect for our townhome project. Their relationships with local officials helped streamline the approval process.

Robert Johnson

CEO, Urban Living Developers

Their land acquisition team found us a 50-acre site with excellent freeway visibility that we would have never discovered on our own. The due diligence was impeccable.

Lisa Chen

VP Development, Retail Centers Inc.

As an investor, I rely on Hitashi's expertise in identifying land parcels with the highest appreciation potential. Their market forecasts have been consistently accurate.

Michael Williams

Principal, Landmark Capital