What you contribute, what we contribute
You bring the land and clean title documents. That’s it. You do not fund construction, pay professionals, chase permits, or manage anybody. Brooch pays for and manages design, approvals, construction, quality control, marketing, and the sale of finished units. Our money is at risk in the project alongside your land, which is exactly why we’re selective about what we take on. We only earn when the project succeeds, and so do you.
How the split works
Before anything starts, we agree in writing how the developed value is divided. The split depends on the land’s value relative to the total project cost: land in a premium district that carries a large share of the project’s value earns a larger share of the outcome. There is no standard percentage quoted here because quoting one before seeing the land would be dishonest. What we can promise is that the terms are fixed before we begin, in a written agreement your own lawyer reviews, and they do not move afterwards.
The agreement protects you specifically
Three protections matter most and all three are standard in our agreements. First, title stays in your name; we take a development interest, not ownership. Second, the agreement defines what happens if the project stalls: timelines, obligations, and how you exit if we fail to perform. Third, you or your representative can inspect progress at any point. We encourage landowners to use their own independent lawyer, not one we recommend. If a developer discourages independent review, that is the signal to walk away.
The timeline
From signed agreement to finished units is typically 12 to 30 months depending on the scale of the build and approval timelines in the state. The stages: due diligence on title and site (2 to 6 weeks), design and permits (2 to 5 months), construction (8 to 20 months), then marketing and sale. You receive progress updates throughout, and your payout follows the sale of units on the schedule set in the agreement.
What kind of land qualifies
We look for three things. Location in a district where buyers are actively purchasing at prices that justify construction. Size and shape that supports an efficient build. Title that is clean or can be perfected: a Certificate of Occupancy, registered deed, or governor’s consent in progress. If your documents are incomplete, tell us anyway; perfecting title is sometimes part of what we handle, and it’s better to know early than to lose a year.