Texas Triangle Land Fund

Asset type: Residential, Proposed Use? · Location: Dallas, Texas

The fund is structured as a $25MM vehicle and is nearing final close, with approximately $3MM remaining. The minimum investment is $250K. Our strategy is very different from a typical real estate fund: We source off-market raw land and put it under contract without actually acquiring it. (Only Texas) We then run it through the entitlement process. Once entitled, we sell directly to builders and developers. What sets us apart is that we always secure a builder commitment before we even put the land under contract with the seller. Builders also post 10% earnest money up front, which covers most entitlement costs. This structure allows us to combine builder capital with fund capital, creating minimal risk for investors. Because builders are locked in from day one, we go into each project knowing the exit multiple in advance. Our average entitlement timeline is 12–18 months, and our last two projects just returned 3x and 7x. Currently, the fund has 18 projects over the next two years that all already have builder commitments in place for exit once entitlements are complete.