Our Expertise

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 depending on the site, the land development, and eventually handle the exit (sale).

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. 

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

Tier C — Land Developed Site
All of Tier A & B, plus completion of appropriate land development activities.
Deliverables include:

• Rough Grading, Wet Utilities, Dry Utilities, Streets, Basin (if applicable), Park-site, Entry landscaping

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.

At Prodigy, we focus on disciplined execution and engineered exits. We specialize in entitlement‑first residential development, advancing projects through defined milestones to deliver builder‑ready outcomes. The objective is to convert entitlement complexity into clearer, more executable assets—supported by rigorous underwriting and active project management.

We typically target projects where value creation is driven by entitlement progress, documentation quality, and clean take‑out positioning—not by speculative market timing. Each business plan is evaluated under base/downside/upside cases, with scope and duration driven by jurisdictional pathway, infrastructure requirements, and exit alternatives.

We work with aligned partners across the residential ecosystem, including:

• Accredited investors seeking exposure to entitlement‑driven value creation 
• Builders and developers looking for builder‑ready sites and clean diligence packages 
• Landowners and brokers seeking flexible structures and professional execution 
• Lenders active in land, bridge, and construction financing (deal‑dependent)

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

Land Acquisition & Feasibility Analysis | Budgeting | Scheduling | Tentative Maps & Final Tract/Parcel Mapping | Entitlements | Improvement Plan Oversight (Street, Sewer, Storm, Water) | Originating Bonds | Subdivision Agreement Negotiation & Execution | Agency Coordination (Cities, Counties, Utilities, etc.) | Value Engineering & Conflict Analyses | Plan Check & Permit Processing (Grading, Building, Offsite) | Department of Real Estate (DRE) | FHA/VA Project Approvals | Homeowner’s Associations (HOA) | CC&R Drafting & Handling | Developer Disclosures | Project Close-Out & Certificate of Occupancy Coordination | and, through years of experience, our team has become experts at real estate law, however are not practicing attorneys.

Deliverable completeness guarantee
On Tier A (TTM exit) deals, we guarantee delivery of:

• Approved Tentative Tract Map
• CEQA documentation (Exemption/ND/MND/EIR, as applicable)
• A complete, traceable COA matrix
• A due‑diligence binder with all studies listed
• If any listed item is missing due solely to our oversight, we will deliver it at our expense.
   

Land‑development scope guarantee (Tier C deals)
On Tier C deals, we guarantee that the site will be delivered with completed rough grading, wet utilities, dry utilities, streets, and required basins/parks as specified in the PSA—or we fund and complete any missing scope at our cost.
 

Execution‑Backed, Not Just Promised
At Prodigy Communities, we don’t guarantee returns, real estate carries real risk. What we do guarantee is how we execute:

• Builder‑Ready™ Deliverable Guarantee: For each Tier A/B/C project, we contractually specify the exact entitlement and land‑development deliverables. If any listed deliverable is missing due solely to our oversight, we complete it at our expense.
• Alignment Guarantee: Prodigy does not receive a promote until investors have received 100% of their invested capital plus the full preferred return for the deal.
• Transparency Guarantee: Investors receive quarterly project updates, open‑book access to third‑party invoices upon request, and a named senior point of contact who responds within two business days.
• Fee‑at‑Risk Performance: If we miss defined Prodigy‑controlled milestones by more than 5 days, we automatically reduce or waive our development/entitlement management fees for that period.
• Plan‑check cycle guarantee
  We guarantee our submittals will be complete to the standard agreed in our QA checklist. If any plan‑check round is delayed because we missed an item that was on that checklist, we cover the incremental consultant costs caused by that miss.

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.

• 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. 

• 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. 

• 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. 

• 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. 

• 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.