Builders and developers: tell us what you buy.
Send us your acquisition criteria once. We screen land anywhere in New Jersey against it, including owners who have not listed and parcels named in Fourth Round housing plans, and send only sites that fit.
The ten things we need to screen for you.
The tighter the criteria, the fewer wasted site packages. Send whatever applies:
- Product: single-family, townhome, multifamily, age-restricted, mixed use, retail pad, industrial or flex
- Geography: target towns or counties, and any you will not consider
- Size: minimum and maximum acreage or unit count
- Zoning: by-right only, or open to rezoning, variances or redevelopment
- Utilities: public sewer and water required, or septic and well acceptable
- Entitlement stage: raw, partially approved, or approved
- Land budget: total, per lot or per unit
- Structure: straight purchase, purchase conditioned on approvals, joint venture or ground lease
- Timing: when you need to close and start
- Affordable housing: whether you will build inclusionary or 100% affordable projects under Fourth Round plans
What happens before a site reaches you.
Parcel and zoning
Tax-record acreage and ownership, the current zoning and any overlay or redevelopment designation, and the town's Fourth Round plan. Round 4 town status.
Environmental mapping
NJDEP wetlands and flood mapping, Highlands and Pinelands boundaries, and known contaminated-site records, using the state's public map viewer (NJ-GeoWeb). Field verification is your consultant's job; we flag what the maps show.
Utilities and access
Sewer service area, nearby water and sewer lines, road frontage, and whether a state highway access permit would be needed (NJDOT).
Yield sketch
A rough lot or unit count from the zoning bulk standards and the mapped constraints. It is a screening estimate, not a concept plan, and we label it that way.
Residual land value
Holly Tang, CCIM, works back from finished value, cost and profit to a land value range, so both sides start from a number that can be defended.
Owner readiness
Who owns it, whether they have been approached, farmland assessment and roll-back exposure, estate or title issues, and what the owner actually wants.
Clear terms, before the first site.
Compensation in writing first
We agree in writing who pays us and how before we identify a specific parcel to you. All commissions are negotiable. If a situation would have us represent both sides, we disclose it and need informed written consent from both, or we step back.
Owner outreach done properly
Mail to owners of record, clear identification as licensed brokers, no pressure, and no promises to owners about approvals or price. Owners who ask not to be contacted again are not.
Deal management
We keep the seller engaged through your due diligence and approval period, track contract deadlines and planning board dates, and solve the small problems (access, survey questions, tenant farmers) that stall land deals.
Put your buy box in the notes.
Use the form and paste your criteria into the notes field: product, towns, acreage or units, zoning tolerance, utilities, entitlement stage, land budget and timing. If you are looking at a specific parcel, include the town, block and lot.