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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.
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:
We are actively partnering with:
Where others see obstacles, we see opportunity. We operate lean, negotiate aggressively, & unlock value in challenging land opportunities. We are relentless, nimble, and effective.
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...
Cities | Counties | Water Districts | School Districts | Utility Agencies | State & Federal Regulatory Agencies | Planning Commissions | City Councils | Fire Depts | Building Depts | and more...
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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).
Project timelines vary by jurisdiction and CEQA pathway.
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:
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:
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.
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:
Aligned with outcomes. We work on a retainer + success fee model.
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.
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:
You’ll get:
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.