PRODIGY COMMUNITIES
PRODIGY COMMUNITIES
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Our Expertise

Prodigy Communities is an employee owned Southern California residential real estate developer, with over 40 years of collective experience.  


As a base, we acquire / control residential land—both raw acreage and infill parcels—and advance it through the entitlement process, strategically. By securing zoning, municipal approvals and development rights, we de-risk the asset & transform underutilized land into fully entitled, build-ready assets, which are then sold to homebuilders. 


We turn Southern California land into builder‑ready opportunities—approved Tentative Tract Maps, and when appropriate, first‑submittal civil improvement plans.

  • 3–10+ acre Single‑Family | 3–5+ acre Multifamily
  • Counties of: LA • Orange • San Diego • Riverside • San Bernardino • Ventura
  • Retainer + success fee alignment | Assignable approvals | Builder‑friendly deliverables


We turn complex land into entitled, high‑value assets—underwriting to 1.75x–3.0x net multiple, 20%+ net IRR, and an 8–12% preferred return; typical hold: 6–18 months.


Or Principal's have worked at public and private builders, they have an insider’s understanding of what these groups demand and value.

> Richmond American | LGI | KB Home | Centex | K. Hovnanian | Century Communities


We specialize in:

  • Process mastery vs. land speculation
  • Cap risk: phase entitlements, seller carry/option structures, refundable deposits
  • Working with Builders in advance, building and maintaining existing positive relationships
  • Land Use Strategy & Entitlements
  • Land Development Planning
  • Risk Identification & Mitigation
  • Builder Exit Sales 
  • Structured Land Deals
  • Creative Capital Structuring (Seller Carry, JV, Profit Participation)
  • Land Development


We are actively partnering with:

  • Capital Investors seeking alpha through early-stage land strategy
  • Landowners who want to monetize property without development risk  
  • Builders as to financially sound properties


Where others see obstacles, we see opportunity. We operate lean, negotiate aggressively, & unlock value in challenging land opportunities. We are relentless, nimble, and effective.

Jurisdictions We Have Recent Experience In

County of San Bernardino | County of Riverside | County of San Diego | County of Los Angeles | City of Los Angeles | City of Murrieta | City of Riverside | City of Jurupa Valley | City of Menifee | City of Fontana | City of Highland | City of Rialto | City of Colton | City of Upland | City of Vista | City of San Jacinto | City of Chino | City of Banning | City of Moreno Valley | City of Glendora | City of San Bernardino | and more...

Experience With

Cities | Counties | Water Districts | School Districts | Utility Agencies | State & Federal Regulatory Agencies |  Planning Commissions | City Councils | Fire Depts | Building Depts | and more... 

Learn More

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What We Do

Whether you're a landowner seeking upside, an investor pursuing solid returns, or a city aiming for smart growth we bring entitlement expertise, operational rigor, and local insight to every site.


Prodigy Communities is strategically positioned to transform raw and infill land into builder-ready lots.  We find the property, negotiate the acquisition or option structures, secure financing, raise investor capital, handle due diligence & manage entitlements (ourselves), and eventually handle the exit (sale).


Our Process

  1. Target & Control – We screen sites, underwrite, and structure control (LOI/PSA/option). 
  2. Pre‑Flight – Surveys, concept plans, CEQA pathfinding, scoping with agencies. 
  3. Submittal – Formal application, completeness, and technical studies orchestration. 
  4. Review & Outreach – Staff meetings, refinements, community touchpoints, and hearing prep. 
  5. Approval (TTM) – Conditions negotiated, findings buttoned up, assignment‑ready package. 
  6. (Optional) Early Civils – Preliminary engineering and first plan‑check submittal. 
  7. Market & Exit – Builder outreach, diligence support, clean handoff at contract. 

Project timelines vary by jurisdiction and CEQA pathway. 


Services Overview

Services built for an entitle‑to‑sell exit

Tier A — Approved Tentative Tract Map (TTM)
“Paper map” exit—clean, assignable approvals that trade well with builders.
Deliverables include:

  • Entitlement strategy (zoning, GP consistency, density) and submittal plan 
  • CEQA coordination (Exemption / ND / MND / EIR with third‑party consultants) 
  • Application, agency interface, staff reports, community outreach, and hearings 
  • Conditions of Approval (COA) matrix—clear, traceable, assignable 
  • Builder marketing packet: approved map set, COAs, studies list, due‑diligence binder
     

Tier B — TTM + First Civil Improvement Plan Submittal
All of Tier A, plus early civil momentum so buyers can hit the ground running.
Deliverables include:

  • Preliminary civil design (grading, streets, wet utilities, storm/water quality) 
  • First plan‑check submittal and comment‑tracking matrix 
  • Conversion of key conditions into plan‑level solutions a builder can carry forward


WHAT WE BRING

✅ Entitlement Expertise
We specialize in zoning, planning, CEQA/NEPA compliance & municipal navigation. Our founder literally wrote the book—The Land Planner’s & Developer’s Guidebook.

✅ Feasibility-First Underwriting
We rapidly determine whether a project pencils, how many units are buildable, and the fastest, most profitable path to entitlement and exit.

✅ Full Lifecycle Oversight
We manage all aspects—consultants, civil engineers, architects, and agencies—from concept through map approval.

✅ Design-Driven Yield Optimization
We align unit count, density, product mix & site layout to maximize land value & market absorption.

✅ Capital Structuring Expertise
Whether you bring cash, 1031 exchange funds, or want a JV structure, we engineer win-win deals that balance upside and protection.

✅ Risk Elimination Before It Starts
From zoning and access to soils, utilities, and title, we surface red flags early.


Maps approved. Pads sold. Time saved.
We entitle mid-scale sites (10–250 lots) ourselves to make sure it's done right (we do not use outside consultants) across Southern California and package them as Builder-Ready™ deals, so builders underwrite in a matters of weeks, not months.  


Why Us / Differentiators

  • Senior attention, end‑to‑end. Your deal isn’t handed to a committee of juniors. 
  • Builder‑caliber paperwork. Conditions matrix, plan‑check logs, and exhibits that reduce post‑sale friction. 
  • Two‑partner stack. Land acquisition + engineering/entitlements under one roof—fewer handoffs, faster cycles. 
  • Exit‑driven thinking. Every condition, exhibit, and study is built to sell, transfer, and continue smoothly.


1) Entitlement Velocity (EV)
We publish and hit hard clocks—pre-app in ≤30 days, full submittal in ≤120, hearing inside 12 months. Faster approvals = lower carry for you. 

2) Builder-Ready™ packaging
Every exit comes with the full kit: approved T-Map, draft DA/CC&Rs, DRE path, and an insurance/wildfire compliance memo.  

And, we can also provide bid-level grading & wet utilities.

3) Standardized plan series (no model-home circus)
We run 3–4 pre-vetted plan sets sized for common SoCal lot widths (28’/35’/45’). Fewer variances. Shorter plan-check. Faster verticals. 

4) Regulatory first-mover
We walk in with answers—WUI/wildfire details (ember-resistant, defensible zones), water budgets, etc. Cities like applicants who solve problems up front.

5) Community benefits
Right-sized, high-visibility amenities such as trail segments, pocket parks, traffic calming, and more baked into the submittal.

6) Data you can see (Transparency)
Regular updates, quarterly Entitlement Clocks for top SoCal cities: days to completeness, hearing lead times, common staff conditions.


Among other methods:

  • Option Agreements/Seller Carry: Control of land with minimal capital until entitlement milestones are hit.
  • Milestone-Based Capital Draws: Only deploying investor cash when entitlement steps are achieved.
  • Diversified Pipeline: Multiple projects in different jurisdictions hedge against one city dragging its feet.
  • Pre-Sale or Soft Commitments


Aligned with outcomes. We work on a retainer + success fee model.

  • The retainer or monthly disbursements fund active processing and senior attention. 
  • The success fee is tied to lots/units (and/or a sale metric) at the entitlement milestone. 
  • Tier B adds a milestone at first civil plan submittal. 
  • Third‑party studies (survey, traffic, bio, geo, CEQA, etc.) are owner or investor‑funded; we manage them. 


What exactly is an “approved Tentative Tract Map”?
A city/county‑approved subdivision map with conditions. It is assignable and forms the basis for final engineering; it is not a final map. TTMs are generally time‑limited by state law, with potential local extensions.

How long does entitlement take?
Every city and CEQA pathway is different, but many ND/MND‑level projects land in a 6–12+ month window from submittal to hearing. EIRs can extend that timeline.

What’s included in Tier B?
Preliminary civil plans and the first plan‑check submittal. We also provide a comment‑tracking matrix so a buyer can pick up the baton efficiently.

Who pays for studies?
Owners or investors fund third‑party studies (survey, traffic, bio, geo, CEQA, etc.). We scope, bid, and manage them—and keep everything organized for the buyer.


We leverage cutting-edge proprietary Artificial Intelligence algorithms to streamline, enhance & accelerate our entitlement-to-sale real estate development model. Our sophisticated AI-driven tools provide unmatched strategic insights, risk mitigation, and value optimization.

1. LandOptix™: Intelligent Land Acquisition

  • Predictive Parcel Analysis: Rapidly identifies high-value land parcels with advanced predictive analytics, assessing zoning potential, market trends, and economic feasibility in seconds.
  • Dynamic Market Insights: Provides real-time, data-driven recommendations on acquisition timing, pricing strategy, and potential entitlement hurdles, ensuring brokers and capital partners capitalize on the best opportunities. 

2. EntitleAI™: Smart Entitlement Navigation

  • Permitting Path Optimization: Uses historical approval data, jurisdictional records, and machine learning to predict the fastest and most cost-effective entitlement routes.
  • Risk Forecasting & Mitigation: Proactively identifies potential entitlement roadblocks, regulatory challenges, and environmental considerations, empowering our partners to navigate complexities confidently. 

3. BuildFlow™: Strategic Builder Alignment

  • Optimized Builder Matching: AI-driven analysis matches builders to projects based on historical performance metrics, project scale, and specialization—improving timelines, reducing costs, and enhancing overall project success.
  • Real-Time Project Integration: Ensures seamless communication and integration among builders, planners, and developers, keeping projects on track and maximizing resource efficiency. 

4. ValuePulse™: Profitability Maximizer

  • ROI Predictive Modeling: Offers comprehensive forecasting of project profitability from entitlement through sale, providing unmatched transparency and confidence for capital partners.
  • Adaptive Market Adjustment: Continuously recalibrates project strategy based on evolving market conditions, buyer trends, and competitive analysis, protecting and enhancing stakeholder investments. 

5. DealSage™: Intelligent Deal Structuring

  • AI-Powered Negotiation Insights: Suggests optimal negotiation strategies and deal structures based on market data, seller behavior analytics, and historical success metrics, securing advantageous positions for all parties involved.
  • Dynamic Scenario Modeling: Rapidly simulates multiple financial scenarios, empowering stakeholders to make data-backed decisions swiftly and effectively.


Land arbitrage is the process of capturing the value spread between raw land and entitled land. Builders pay a premium for lots they can plug into their machine tomorrow. We capture that spread by mastering the entitlement process—converting time, political navigation, and paperwork into hard dollars.


We’re building the next generation of California neighborhoods—and we’re inviting locals like you to be part of the process. Our Land Scout Program rewards everyday insiders who point us toward great land deals. If we close on the deal, you get paid.


You don’t need to be a real estate agent. Just someone with a good eye, a strong network, or the inside track on land opportunities.


We specialize in residential development sites between 1 and 40 acres, supporting projects of 4 to 150 units, whether single-family or multifamily.


We’re looking for:

  • Land (1–50 acres) in Riverside, San Bernardino, Orange, San Diego, and Los Angeles Counties
  • Parcels that can accomodate 10-250 units, potentially more
  • Residential or mixed-use potential
  • Infill lots, edge-of-town parcels, transitional zones


You’ll get:

  • $5,000+ when we go under contract
  • $10,000–$25,000 if we close escrow


Submit a lead via email to land@prodigycommunities.com. We’ll take it from there—and if it goes through, we’ll make sure you’re rewarded.


Disclaimers

  • Information on this site is for general purposes only and isn’t legal, engineering, or tax advice.
  • Entitlement schedules and outcomes depend on third‑party agencies and public process; no guarantees are expressed or implied.
  • Prodigy may coordinate with licensed professionals and brokers.

Copyright © Prodigy Communities.  All Rights Reserved.

620 Newport Center Dr | Suite 1100 | Newport Beach, CA | 92660 | 888.479.8884

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