Land Entitlement Fund
Capture Value Where It Begins - Invest in Residential Land
Our Strategy
Control. Entitle. Exit.
We control residential-zoned raw land through Agreements of Sale in high-demand markets. Our team works closely with local municipalities to secure all entitlements and approvals required for new residential communities.
Once approvals are in place, we sell the entitled land directly to national and regional homebuilders, capturing maximum value while avoiding costly vertical construction risks.
10%
Preferred Return
20%+
IRR Target
2X+
Equity Multiple
Acquire
Secure raw land in supply-constrained corridors.
Entitle
Engineer, plan, and obtain zoning, permits, and approvals.
Exit
Sell approved land to homebuilders at a premium.
Land Entitlement Fund
Now Open to Accredited Investors
The GSP REI Land Entitlement Fund is designed for investors seeking strong growth potential through residential land development. We acquire raw land in supply-constrained markets, secure full entitlements for new communities, and sell approved projects to national builders. With a disciplined, professionally managed approach shaped by more than 20 years of experience with national and regional homebuilders and land developers, the fund gives investors access to a proven strategy that captures value where it is created first, at the land stage.
| Minimum Investment | $100,000.00 |
| Waterfall | European |
| Preferred Return | 10% |
| Investor/Manager Split | 80% / 20% |
| Targeted Projects | 5–6 Projects |
| Targeted Equity Multiple | 2X Minimum |
| Targeted IRR | 20% Minimum |
| Targeted Hold Period | 3–5 Years |
| Distributions | Upon Capital Events |
- Financial Statements are provided quarterly.
- Financial Review Calls with Management are held quarterly.
Access the Private Placement Memorandum
Please complete the form below to access the Private Placement Memorandum and schedule a call with Peter Neill, GSP REI Co-Founder & Partner.
The GSP REI Land Entitlement Fund provides accredited investors access to an institutional-quality land development strategy with targeted double-digit returns.
The Housing Problem
The U.S. housing market is in crisis. Homebuilders cannot keep up with demand, and the entitlement process for new residential communities is long and complex.
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In Pennsylvania and surrounding states, demand exceeds supply by 10,000–20,000 units annually
Hallowfield Land Entitlement Fu… - New approvals can take 2–3 years, plus another 1–2 years for site improvements and construction.
- National and regional homebuilders depend on land developers to deliver shovel-ready projects.
Result: Approved lots are scarce and command a premium - making the entitlement stage the most profitable point of the development cycle.
Our Strategy
Control, Entitle, Exit.
We control residential-zoned raw land through Agreements of Sale in high-demand markets. Our team works closely with local municipalities to secure all entitlements and approvals required for new residential communities.
Once approvals are in place, we sell the entitled land directly to national and regional homebuilders, capturing maximum value while avoiding costly vertical construction risks.
Acquire
Secure raw land in supply-constrained corridors.
Entitle
Engineer, plan, and obtain zoning, permits, and approvals.
Exit
Sell shovel-ready land to homebuilders at a premium.
Our Process: The Entitlement Journey
We follow a proven, step-by-step entitlement process to unlock value from raw land while reducing risk:
- Analyse market, zoning, comps, supply/demand.
- Conduct property and zoning risk assessment with sketch plans.
- Prepare pro forma to validate financial viability and projected returns.
- Submit LOI after initial due diligence.
- Negotiate purchase agreement and secure property under contract.
- Ensure fair and effective terms that protect investor capital.
- Rigorous investigation to identify risks and validate assumptions.
- Commission only necessary studies to make smart, calculated decisions.
- All due diligence exits require approval from the Advisory Board.
- Work with civil engineers to design high-demand communities.
- Navigate municipal approvals (Conditional Use, Preliminary, Final Plans).
- Secure all permits for stormwater, traffic, and environmental compliance.
- Solicit offers from trusted builders/developers before final plans.
- Upon record plan approval, assign contracts to builders for a fee.
- Exit cleanly without taking on costly vertical construction.
Our Approach: Risk Mitigation
Protecting investor capital is at the heart of our strategy:
No Title Risk
The Fund does not take title to land. We control it under contract, eliminating depreciation or “bad asset” risk.
Assignment Strategy
Projects are assigned to third-party builders at closing, avoiding transfer tax and acquisition costs.
Buyer Identification
We engage prospective buyers early to ensure demand for entitled projects.
Equity-Focused
The Fund uses equity only; no debt is employed unless horizontal/vertical development offers clear benefits that outweigh risks.
Exit Flexibility
Multiple strategies are built in (assign, sell at record plan, or syndicate development if more profitable).
Bottom Line: We put land under contract, entitle it, and sell at a premium once approvals are in place — while keeping multiple exit strategies in play to protect and grow investor equity.
Our Expertise
- Identifying highly desirable, undeveloped land suitable for residential communities.
- Performing extensive property analysis, risk mitigation, and due diligence to validate assumptions.
- Designing high-value communities while navigating approvals and regulatory permits.
- Assigning approved/unimproved communities to homebuilders and developers for profit.
Acquisition Criteria
We target value-add land opportunities in high-demand areas with:
- Land zoned for residential (or suitable for rezoning).
- Access to public utilities (water, sewer).
- Desirable school districts, transportation, and proximity to major employers.
- Residential zoning options: Townhomes, Single-Family Homes, Active Adult, Small Multi-Family, Large Apartments.
Why This Fund
- Proprietary 16-Point Risk Analysis Calculator : tested over 20+ years.
- Defined Target Market : land-constrained, high-demand regions.
- Experienced Team : thousands of lots entitled, $321M+ land value created..
- Multiple Exit Strategies : structured to mitigate risks and protect investor capital.
- Tax-Advantaged : structured for long-term capital gains.
The Edge That Sets Us Apart
Proprietary 16-Point Risk Analysis Calculator
tested over 20+ years.
Experienced Team
thousands of lots entitled, $321M+ land value created.
Defined Target Market
land-constrained, high-demand regions.
Multiple Exit Strategies
structured to mitigate risks and protect investor capital.
Our Expertise
Investor Reporting
- Quarterly financial statements
- Quarterly investor review calls with management
- Annual K-1 tax documents (by March 15)
Our Team
A leadership group with decades of land entitlement and fund management experience:
Matt Caffrey
PETER NEILL
Nate Niles
RON LOCKHART
WADE CARROLL
Ready to Invest?
Join a fund designed for predictable income and long-term wealth building.