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 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. 

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.  

• 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.

• 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.