We buy land below an underwritten ceiling — or not at all.
Ground-up residential development · Dallas–Fort Worth & Tulsa
Historical screen: 244 on-market Dallas & Tulsa properties reviewed in the week of July 6, 2026; zero passed. This is an initial screening result, not the current pipeline.
The 20% figures describe our build underwriting thresholds. They are not guarantees, projected results or investor preferred returns. A land disposition requires its own supported resale economics.
01 · The Discipline
We evaluate each parcel against documented acquisition and development requirements. Missing evidence stays an open condition; an attractive asking price alone does not make a deal ready.
Build underwriting uses nearby, comparable new-home sales with a conservative adjustment. A land resale uses comparable land sales and buyer requirements. Asking prices do not establish either exit.
Construction, contingency, financing, carry, demolition and utilities belong in the model. Estimates must be checked against project-specific bids and terms before a build commitment.
We evaluate building and land disposition separately. The proposed purchase price must fit the supported exit; an assignment margin does not prove that a new build works.
Every underwrite is rebuilt from scratch in a second model before an offer is signed. If the two disagree by even a dollar, nothing moves forward.
Our offer review includes public GIS checks for historic and conservation overlays, demolition restrictions and FEMA flood zones. Survey, title, utilities and permits require additional verification.
Before a build begins, the builder's qualifications, scope, price, insurance and draw controls must be documented. A proposed builder relationship is not an executed construction contract.
The gate does not bend.
02 · The Structure
Our proposed structure uses a separate limited liability company for each project and written payment priorities. The illustration below describes how available proceeds may be distributed; actual terms depend on the signed project agreements.
Sale proceeds first address debt, closing costs and other project obligations under the applicable agreements.
Remaining proceeds may then return contributed capital. A payment priority does not guarantee full repayment.
If the project agreement includes a preferred return, payment depends on its terms and available proceeds.
Any remaining profit is distributed according to the signed project agreement. Capital may be lost.
Any proposed capital participation is specific to an individual project, not the operating company. Contributions, decision rights and distributions must be agreed in writing before funding. Separate entities and payment priorities do not remove investment risk.
03 · The Markets
We underwrite infill neighborhoods where new construction is actually selling — verified against county appraisal records and closed sales, block by block.
Primary Market · Infill Spec & Duplex
| Submarket | ZIP | New-build median $/SF (assessed) |
|---|---|---|
| Love Field / NW Dallas | 75220 | $348 |
| Oak Lawn / Turtle Creek | 75219 | $321 |
| Uptown / East Village | 75204 | $313 |
| West Dallas | 75212 | $225 |
| East Dallas | 75223 | $200 |
Median assessed value per square foot, new construction built 2022 or later — Dallas County appraisal records, 2026 tax year (valuation date Jan 1, 2026), retrieved July 2026.
Second Market · Midtown Infill
| Submarket | ZIP | New-build median $/SF (assessed) |
|---|---|---|
| Brookside / Midtown | 74105 | $267 |
Median assessed value per square foot, new construction built 2020 or later — Tulsa County assessor records, 2026 tax year, retrieved July 2026.
Tulsa offers land at a fraction of Dallas pricing, a city program of pre-approved plan sets for fast permitting — and family on the ground. We expand there as each project clears the same gates.
04 · The Process
We go directly to landowners in our target neighborhoods — parcels identified from county records, not listings. The margin lives where there is no bidding war.
Closed comps, full costs, real financing — computed, then rebuilt from scratch in a second model. The model sets the maximum price; we never negotiate above it.
A build needs a verified plan, builder, budget and financing. A contract assignment needs a suitable buyer and documented transaction terms.
Complete the agreed transaction, pay obligations and reconcile actual results. Use those results to improve the next acquisition decision.
05 · The Firm
Highgrove was founded by three brothers — Roman in Dallas, Alex and Dmitry in Tulsa. We use an underwriting system built in-house to review parcels against county records, closed sales and public GIS data. Its initial July 2026 sweep reviewed 244 properties and passed zero.
Our focus is residential land acquisition, with building or disposition evaluated for each opportunity. Project ownership, any family or outside capital contribution, and construction responsibilities must be documented for the specific deal.
Highgrove is our first ground-up development company. As of September 4, 2026, no Highgrove acquisition has closed. We are developing the business through property research, seller conversations and training within a national ground-up building program.
06 · Capital Partners
Request information about our underwriting method, proposed project structure and current diligence. A discussion of the business is not a commitment of funding or an offer of a specific investment.
Request the Investor Briefor write to us directly — contact@buildhighgrove.com
Any future outside investment would be considered only through existing relationships with accredited investors, with eligibility verified and terms documented for the specific project. No current investment availability is represented here.