Operator-led real estate investing, built on 21 years of hands-on development.
Investment Strategy
SIG Fund is a sponsor-managed private real estate fund deploying capital across three disciplined verticals: Land Development, New Construction, and Select Multifamily Assets. Unlike passive allocators, SIG is led by an active builder and land developer with over $84 million in transaction volume across high-growth markets with a focus in Florida — which means every deal is underwritten from the ground up, by the same team that will execute it. Our thesis focuses on owning the entitlement edge, seeking to control the cost stack, and exiting into durable demand.
Operator Experience
21 Years
Founder-led real estate operating experience across land development, new construction, and select multifamily.
Target Asset Allocation
*Target portfolio allocation is for illustrative purposes only. Actual fund allocation may vary based on market conditions, deal availability, and management discretion.
Land Development
SIG Fund acquires or controls land at favorable cost bases in the path of growth, then creates value through entitlement, zoning, and horizontal development. By delivering fully finished lots to national homebuilders, we aim to capture a highly favorable risk-adjusted stage of the residential development cycle, intentionally mitigating vertical construction risks and limiting exposure to retail market timing.
Target Markets
High-growth MSAs across Florida, focusing on Tampa Bay, with documented housing shortages, strong net in-migration, and municipalities receptive to new supply.
Underwriting Criteria
Conservative density assumptions, verified municipal relationships, deep familiarity with local entitlement processes, and pre-negotiated takedown agreements or letters of intent from vertical builders before acquisition.
Typical Hold Period
15–28 months from acquisition through finished-lot delivery.
Capital Stack Role
Sponsor Equity / Co-GP.
Major Exit Opportunities
- Exit 1 (At Entitlement): Monetize the asset after securing zoning and preliminary plat approvals, selling the entitled paper lots to a developer or builder.
- Exit 2 (At Disposition): Complete horizontal infrastructure and deliver fully finished, shovel-ready lots to national homebuilders under pre-negotiated takedown agreements.
- Exit 3 (Build-to-Rent / Hold): As a downside risk mitigant, complete vertical construction and hold the homes as cash-flowing rental properties until market conditions optimize for a sale.
Detailed Asset Class View: Land Development
| Phase | Duration | Key Milestones | Primary Risk Mitigant |
|---|---|---|---|
| Acquisition | 1-3 Months | Feasibility, LOI, PSA Execution | Disciplined cost-basis underwriting |
| Entitlement | 6-14 Months | Zoning, Environmental, Preliminary Plat | Deep municipal relationships |
| Horizontal Dev | 8-12 Months | Clearing, Utilities, Paving, Final Plat | Fixed-price infrastructure contracts |
| Disposition | 1-2 Months | Takedown by National Builders | Pre-negotiated LOIs / Takedown agreements |
The Value Creation Process
Acquisition & Control
Secure favorable land positions — often off-market — through direct sponsor relationships, municipal intelligence, and disciplined cost-basis underwriting.
Entitlement & Horizontal Development
Navigate zoning, preliminary plat approval (typically 6–14 months), and horizontal infrastructure build-out. This is where most of the value is created, and where SIG's operator background is the clearest edge.
Exit to National Builder
Monetize through bulk-lot sale to established vertical homebuilders under pre-negotiated agreements — removing market-timing risk and compressing the hold period.
Value Creation Curve
By securing builder commitments and earnest money deposits early in the process, SIG seeks to materially reduce capital risk before substantial development capital is deployed.
FOR ILLUSTRATIVE PURPOSES ONLY
This chart represents a conceptual model of real estate entitlement value creation. It does not represent actual past or projected performance of SIG Fund or any specific asset.
New Construction (SFH)
Timeline
6–12 Months
Target Product
Entry / Mid-Level
Representative Projects
Infill residential builds, small subdivisions, scattered-lot single-family homes
SIG Fund executes disciplined ground-up single-family construction in supply-constrained submarkets where entry- and mid-level inventory is structurally undersupplied. We focus on the product types that meet the deepest pool of buyer and rental demand, and we utilize value-engineered designs — refined across 21 years of active building — designed to support project margins across varying interest rate environments and market cycles.
Underwriting Criteria
Strict cost controls, phased capital deployment, locked-in supplier pricing where possible, and required buyer deposits on pre-sold inventory to reduce absorption risk.
Risk Management
Rapid build cycles of 6–12 months limit SIG's exposure to macroeconomic shifts, interest rate volatility, and prolonged carry costs — a critical differentiator versus sponsors running 18–24 month vertical programs.
Capital Stack Role
Sponsor Equity / Senior Debt placement.
Detailed Asset Class View: New Construction
| Product Type | Square Footage | Target Price Point | Build Time |
|---|---|---|---|
| Entry-Level SFH | 1,200 - 2,300 sq ft | $250k - $499k | 6-7 Months |
| Mid-Level SFH | 2,400 - 3,500 sq ft | $550k - $1.399M | 7-12 Months |
| BTR Single-Family | 1,200 - 2,200 sq ft | Hold for Yield | 6-8 Months |
Development Cycles Comparison
*Estimated timelines are based on management's historical operating experience. Actual project durations may vary due to municipal delays, weather, supply chain disruptions, or other unforeseen factors.
Select Multifamily Assets
SIG Fund develops and stabilizes select multifamily and build-to-rent (BTR) communities in job-growth corridors with strong net in-migration. These assets generate long-term yield, qualify for significant depreciation benefits that flow through to LPs, and provide the fund with a durable, cash-flowing counterweight to the shorter-duration land and SFH verticals.
Target Markets
Job-growth corridors in Florida with documented employer expansion, inward migration, and undersupplied rental housing.
Typical Hold Period
18–36 months from construction through lease-up and stabilization.
Monetization Paths
- Refinance-to-hold: Return initial LP capital through refinance while retaining ownership and ongoing cash flow.
- Stabilized sale: Outright disposition to institutional multifamily buyers upon stabilization.
Capital Stack Role
Sponsor Equity / Co-GP, with senior debt placement at stabilization.
Detailed Asset Class View: Multifamily
| Asset Class | Unit Count | Targeted IRR* | Strategy Focus |
|---|---|---|---|
| Class A Garden Style | 150 - 300 Units | 16% - 20% | Ground-up development in suburban growth nodes |
| Build-to-Rent (BTR) | 80 - 150 Homes | 15% - 18% | Contiguous horizontal communities with shared amenities |
| Value-Add Acquisitions | 100+ Units | 14% - 17% | Strategic renovations of 1990s-2010s vintage properties |
*Targeted IRRs are internal management estimates based on current underwriting assumptions. They are provided for illustrative purposes only, are not guarantees of future performance, and actual results may differ materially. See the applicable PPM for detailed return structures and risk factors.
For Accredited Investors
Review the Full Investment Thesis
SIG Fund is open to accredited investors seeking institutional-grade exposure to operator-led real estate development. The full Private Placement Memorandum (PPM), targeted return profiles, fund structure, and comprehensive risk factors are available to verified accredited investors upon request.
Important Strategy & Underwriting Disclosures
The investment strategies, target allocations, and underwriting criteria described on this page are provided for educational and informational purposes only. They represent SIG Fund’s current intent and management philosophy but do not constitute a binding commitment. The Fund Manager reserves the right to modify strategies, allocations, and underwriting parameters based on evolving market conditions without notice.
All references to targeted returns, timelines, and margins are internal estimates based on management assumptions and historical operating experience. They are purely forward-looking statements, are not guarantees of future results, and actual performance may differ materially. Real estate development involves significant risks, including construction delays, municipal entitlement denials, and macroeconomic shifts.
Certain information contained herein has been obtained from third-party sources. While SIG Fund believes such sources to be reliable, we make no representations or warranties as to the accuracy, completeness, or timeliness of such data. This page does not constitute an offer to sell or a solicitation of an offer to buy securities. Any investment in SIG Fund will be made solely pursuant to the final Private Placement Memorandum (PPM) and subscription documents, which contain complete details regarding risks, fees, and legal terms. In the event of any discrepancy between this website and the PPM, the PPM shall control.
