Some of the most demanding clients I work with are developers of government-partnered apartment communities, the projects financed through housing tax credits and public-private structures, typically $25M to $35M each. They don't need a broker who can send listings. They need sites that score, with site control in place before the application deadline. Here's what that work involves and what I bring to it.
What makes a site score
Eligibility for the tax-credit program comes first, and it's driven by location: census tract characteristics, proximity to the things the scoring rewards, and distance from the things it penalizes. Then the practical layer: utilities at the line or a realistic path to them, zoning that allows the density or a defensible path to rezoning, flood and environmental constraints, access, and a price per unit that leaves the deal fundable. A beautiful parcel that fails one of those is not a site. It's a distraction.
What I actually do
I find the parcels, on and off market, and vet them against the developer's scoring model before anyone spends money on engineering. I talk to the owner about terms that give the developer site control through the application cycle without paying for land they may not get to use. I coordinate the survey, the zoning letter, the utility will-serve letters and the diligence the lender and the syndicator will ask for. Then I facilitate the acquisition. The developer builds and operates. I stay in my lane.
Most of the parcels that work are never listed. They're owned by families, churches, small businesses and estates who haven't thought about selling until someone brings them a real reason to. That's the part of the job that looks like commercial brokerage and is really relationship work, done quietly.
If you're a developer or a landowner
Developers: tell me your target markets, your unit count range, and your scoring priorities, and I'll start building a pipeline for the next cycle. Landowners in Austin, Round Rock, Georgetown, San Marcos or the wider region with a parcel that might fit: I can tell you fairly quickly whether it's a candidate and what a developer would pay for the option. Start on the commercial page.