Development Advisory

We have a strong track record of delivering diverse real estate development projects across these specialized markets:

- Apartments

- Industrial and office 

- Medical offices

- Hotels and resorts

- Retail, Mixed-use, and Adaptive Re-use developments

- Raw land, master-planned communities, and single-family subdivisions

We offer our experience in the following areas: 

Land Use and Zoning: Leverage our extensive experience in land development to efficiently navigate the complex process of transforming raw land into optimal commercial and residential uses. We thoroughly understand the potential civil engineering and public improvement costs, enabling us to devise strategies that effectively manage land use codes, zoning regulations, and municipal compliance. Our goal is to achieve optimal value for your project.

Project Feasibility: Make informed "go/no-go" decisions through comprehensive market studies, financial analyses, and risk assessments to determine project viability. Our risk assessment process identifies potential challenges and uncertainties, evaluating factors such as market volatility, regulatory changes, and environmental impacts. Accurate projection of costs and cash flows is essential for successful real estate development. Structured finance decisions are crucial for managing financial risk in an uncertain future, ensuring that projects are not only viable but also resilient.

Design and Construction: Minimize soft and hard cost risks with our proven engagement strategies. Our approach involves close collaboration with architects, designers, and general contractors to identify design issues early and secure early buy-in on construction costs. This proactive strategy reduces the need for redesigns, minimizes construction errors, and mitigates the overall risk of change orders.

Project Management: Addressing design issues after finalizing a plan set can be costly and inefficient. Utilizing the Project Management Institute (PMI) process, we mitigate risks through structured and proactive management. As certified PMP practitioners, we employ these proven systems to deliver value, minimize costs, and avoid litigation and contingencies.

At Foreland, we excel in providing intermediary services characterized by discretion and direct engagement, preferring direct interactions over auctions.

Site Identification and Acquisition: We identify prime locations for commercial, residential, and hospitality projects across the western United States. Our proactive approach includes direct engagement with landowners, thorough market analysis, and strategic negotiations to efficiently secure optimal properties.

Project Finance and Structured Finance: We utilize both standard and advanced structured financial models, along with market-making strategies, to connect with aligned capital sources effectively. With access to thousands of lenders, we expertly match debt finance with property owners to ensure the best financial outcomes.

Bonding and Infrastructure Finance: In collaboration with public bonding entities such as Metro Districts and MUD/PIDs, we facilitate bonding and infrastructure finance solutions to support your land development projects, ensuring robust and reliable financial backing.

We specialize in implementing robust project management systems and stakeholder engagement strategies for "one-off" projects, enhancing value for end-users.

Owner Representation Services:

- Utility installations

- Construction improvements

- Tenant improvements

- Change order negotiation

Organizational Solutions:

For developers facing organizational challenges in project delivery, we provide tailored solutions, including:

- Project Manager Training: Equip your team with the skills and knowledge necessary for effective project management.

- PM Mentoring: Offer personalized mentoring to guide project managers through complex projects.

- Development Process Improvement Plans: Address recurring project delivery challenges with structured plans designed to enhance real estate organizations' efficiency and effectiveness.

- Lessons Learned: Utilize AI technology to extract valuable insights from historical documentation, enabling proactive risk identification and mitigation. We call this the AILL report.

In distressed real estate situations, the presence of a third-party intermediary is not just beneficial but essential. With tensions running high and complex financial and contractual issues at play, an impartial “business points” mediator becomes the linchpin for progress and a crucial buffer against potential litigation. We provide a neutral ground for negotiation, facilitating constructive dialogue and enabling all parties to find common ground, thereby mitigating the risk of costly legal battles.

Our approach is adaptable, whether comprehensive or focused on specific issues such as debt and equity restructuring, dispute negotiation, conflict resolution, and managing change order disputes. Drawing on our extensive experience and successful track record across numerous projects, we offer nuanced approaches that effectively guide parties toward resolution. In times of distress, our role as a third party is not just valuable—it's indispensable.

-Asset and Portfolio Mangement Services

-Property Management, Receiver Services