Question 1

Do I lose ownership of my land?

Accepted Answer

No. You keep your title throughout the partnership. Brooch takes a contractual development interest, which is a right to build and share in the outcome, not a transfer of ownership. The land is never sold unless the agreed structure involves selling finished units on it, and even then the terms are fixed in writing before work starts.

Question 2

What does a joint venture cost me?

Accepted Answer

Nothing out of pocket. Brooch funds design, permits, construction, marketing, and sale. Your contribution is the land itself. Your only costs are your own lawyer's fees for reviewing the agreement, which we insist you incur, because you should have independent advice.

Question 3

How is the value split decided?

Accepted Answer

By the land's share of total project value. A plot in a premium district contributing most of the project's worth earns a larger split than one where construction costs dominate. The exact split is negotiated per project and fixed in the written agreement before anything begins.

Question 4

What documents do I need?

Accepted Answer

Ideally a Certificate of Occupancy or registered deed of assignment, and governor's consent where applicable. If your documentation is incomplete or the land is family-held with multiple signatories, tell us upfront. We assess title as the first step and sometimes handle perfection as part of the project.

Question 5

My land is family land with several decision-makers. Can we still do this?

Accepted Answer

Yes, and this is common. All parties with an interest must consent and sign. We've structured agreements with family representatives and full family sign-off. It adds time at the start but prevents disputes later, which protects everyone including us.

Question 6

How long does a project take?

Accepted Answer

Typically 12 to 30 months from signed agreement to sold units, depending on scale and state approval timelines. Due diligence takes 2 to 6 weeks, design and permits 2 to 5 months, construction 8 to 20 months.

Question 7

What happens if the project stalls or Brooch doesn't perform?

Accepted Answer

The agreement defines performance timelines and what happens if they're missed, including your right to exit. Your land cannot be held hostage by an inactive developer, because the development interest is conditional on us performing. This clause exists precisely because the market has seen bad actors.

Question 8

When and how do I get paid?

Accepted Answer

Your share follows the sale of finished units, on the schedule in the agreement. Some structures allocate you finished units instead of cash, some are a cash split of sales, some mix both. We agree this before starting based on what you prefer.

Question 9

Why shouldn't I just sell the land instead?

Accepted Answer

Selling gives you today's land price once. A JV gives you a share of the developed value, which in strong districts is a multiple of the raw land price, and you can choose to keep units as income-producing assets. The tradeoff is time. If you need money now, selling may be right for you, and we'll tell you so.

Question 10

Why does Brooch only take a few projects?

Accepted Answer

Because we fund and manage the builds ourselves rather than arranging deals and stepping away. Our capacity is real, so our selectivity is real. It's also why we can commit that every project we start gets finished.

Questions landowners ask us

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