All Forum Posts by: Robert Ellis

I’m seeing a major shift in builder velocity south of Columbus—Pickaway, Ross, Fairfield, and even into Hocking. Landowners are getting unsolicited offers, and raw land deals are going under contract before hitting the market.

Who here is actively developing or entitling land in Central Ohio? What strategies are you using to get in front of builders before the crowd? Let’s talk site control, zoning timelines, and capital structure—this wave is just getting started.

Drop your insights below or DM me—especially if you’re moving dirt in the I-70/I-71 corridor.

(Columbus | Circleville | BTR | Site Control | Ground-Up)

🔍 Want to know where builders are heading next?
The I-70/I-71 corridor (what I call the I.C.C. Triangle) is becoming a hotbed for builder velocity, land accumulation, and off-market expansion—and it’s not just Columbus anymore.

This new post breaks down:
✅ The 3 key drivers fueling land grabs and builder interest in Pickaway, Fairfield, and Ross counties
✅ How to track “builder velocity” to stay 2–3 years ahead of price jumps
✅ Why landowners, investors, and developers should be moving now—before it’s all spoken for

🔗 Read the article

I’m currently working with landowners, builders, and partners in this corridor. If you’re looking to acquire, entitle, or JV, let’s connect.

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

📍 Looking for your next high-yield BTR play?
🏡 Detached entry-level ranch homes might be the most scalable and overlooked asset in today's rental market. As multifamily cap rates compress and construction costs rise, the data is clear: families want space, privacy, and affordability—without the mortgage.

In this article, I break down:
✅ Why detached starter homes outperform townhomes and apartments
✅ How to reduce sitework and infrastructure costs to scale profitably
✅ What builders and investors should be doing right now to catch the next wave

🔗 Read the article
Let’s connect if you’re building, investing, or planning your next community. I'm working on multiple projects now and actively partnering with landowners, builders, and capital groups.

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

Over the last few years, institutional money has poured into Build-to-Rent (BTR) communities—purpose-built single-family or multifamily homes held as long-term rentals. I’m seeing this shift not just in hot Sunbelt markets, but also in overlooked Midwest metros where land is cheap and zoning is flexible.

Here’s what I’m wondering—and hoping to learn from others in this space:

• Are you building specifically for rental yield vs resale comps?

• How are you structuring your capital stack—private equity, debt funds, JV partners?

• What are your go-to markets for BTR and why?

• What operational challenges (tenant quality, maintenance, leasing velocity) are you seeing at scale?

I’d love to hear from both experienced developers and investors dipping their toes in. Let’s connect and share notes—maybe even collaborate.

Location: San Antonio, Pasco County, Florida
Category: Real Estate Development / Investment Opportunities
Keywords: Master-Planned Community, Real Estate Investment, Florida Housing Market, Lifestyle Amenities, Builder Partnerships, Land Development, Economic Growth​

Description:

Discover Mirada, a 2,000-acre master-planned community developed by Metro Development Group, recognized as one of the fastest-selling communities in the U.S. With a 59% year-over-year sales increase by mid-2023, Mirada exemplifies successful community planning and development.​

Key Features:

• Diverse Housing Options: Collaboration with national builders like Lennar, D.R. Horton, Maronda, Homes by WestBay, and Biscayne Homes to offer a range of housing types, from townhomes to luxury estates.​

• Lifestyle Amenities: Home to a 15-acre lagoon—the largest in the U.S.—providing resort-style living. Additional features include broadband ULTRAFi and golf cart trails, enhancing the suburban living experience.​

• Strategic Land Use: Metro Development Group's phased land release strategy maintains pricing power and allows for future commercial development opportunities.​

Investment Potential:

While Mirada has achieved significant success, opportunities exist to enhance community impact through:​

• Public-Private Partnerships: Integrating public amenities such as schools, community centers, and libraries to foster long-term community engagement.​

• Affordable Housing Initiatives: Implementing income-restricted housing options to address Florida's affordability crisis.​

• Economic Development: Introducing mixed-use developments to create local employment opportunities and reduce commuter dependency.
  
  Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.
  
  The investment opportunity described is available only to accredited investors as defined
  under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
  verify their accredited investor status before accessing investment materials.
  
  Investing in real estate involves significant risks, including but not limited to potential loss of
  capital, liquidity constraints, and market volatility. Past performance is not indicative of future
  results. Prospective investors should conduct their own independent due diligence and consult
  with their own legal, tax, and financial advisors before making an investment decision.
  
  For more information, please contact us directly to review financials, gain access to the investor
  vault, or discuss the project in detail. This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.
  
  The investment opportunity described is available only to accredited investors as defined
  under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
  verify their accredited investor status before accessing investment materials.
  
  Investing in real estate involves significant risks, including but not limited to potential loss of
  capital, liquidity constraints, and market volatility. Past performance is not indicative of future
  results. Prospective investors should conduct their own independent due diligence and consult
  with their own legal, tax, and financial advisors before making an investment decision.
  
  For more information, please contact us directly to review financials, gain access to the investor
  vault, or discuss the project in detail.

Location: Logan County, Ohio
Category: Investment Opportunities / Real Estate Development
Keywords: Rural Infrastructure, Public-Private Partnership, Institutional Investment, Disaster Recovery, Workforce Housing, Nonprofit Governance, Land Development, Economic Renewal

Description:

In the wake of the devastating tornadoes that struck Logan County in March 2024, a groundbreaking initiative is turning adversity into a blueprint for rural revitalization. The Logan County Rural Resilience & Infrastructure Innovation District is a nonprofit-governed model aiming to rebuild and enhance rural infrastructure through strategic public-private partnerships.​LinkedIn

Key Highlights:

• Strategic Land Use: Development of a 120–150-acre site integrating educational institutions, healthcare facilities, civic services, and workforce housing.​LinkedIn+8LinkedIn+8LinkedIn+8

• Robust Investment Framework: A $10M–$12M incentive stack combining FEMA funds, USDA grants, New Markets Tax Credits, and private builder contributions.​

• Economic Impact: Projected creation of up to 450 permanent jobs and 1,000 construction jobs over five years, with an estimated 750,000–850,000 sq ft of new development.​LinkedIn+1LinkedIn+1

• Sustainable Governance: Oversight by a dedicated 501(c)(3) nonprofit ensuring transparency, accountability, and alignment with community needs.​

Opportunity for Investors:

Horizontal Land Partners is seeking capital allocators interested in contributing to this transformative project. With a focus on long-term resilience and economic growth, this initiative offers a unique opportunity to be part of a scalable model for rural development.

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

In today’s market, are you focusing more on delivering finished lots or holding raw land for future upside?

I’m leaning toward build-ready strategies (with by-right zoning and infrastructure certainty) to minimize risk. Curious—what's working best for you right now?

Looking to control land deals without entitlement risk or speculative timelines?
Horizontal Land Partners (HLP) is delivering shovel-ready lots with by-right RM-12 zoning, infrastructure certainty, and milestone-driven takedowns — ensuring builders lock in margins without surprises.
Located in Springfield, Ohio, our offering features:

• 134 finished lots

• Fixed pricing ($61K–$64K)

• Sub-20% land-to-home ratios

• SPV-backed infrastructure delivery

• 18–36 month absorption targeting major builders (Ryan Homes, Arbor, Miranda)

✅ No zoning hearings ✅ No speculative uplift ✅ Pre-committed builder demand
Join the Midwest’s most risk-insulated land platform. Partner now for scalable, recession-resilient growth!

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

Are you looking for a scalable, high-demand housing product to add to your portfolio?

Our focus on premium slab-on-grade ranch homes (1,200–1,400 SF) offers unbeatable absorption rates, low maintenance, and superior market appeal—perfect for Build-to-Rent (BTR) investors or affordable new home builders.

Models like Arbor Homes' Walnut & Ashton Plans and D.R. Horton’s Aldridge Plan are leading the Central Ohio market under $300K!

Strategically platted for flexible exits: sell to homebuyers or hold as rentals.

Simple builds. Higher returns. Massive demand.

🚀 Ready to tap into suburban expansion and maximize profits?

Let’s connect and build your next winning portfolio!

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

I’ve been digging into how national builders like Ryan Homes (NVR) are platting tighter affordable townhome products—saw some in Huber Heights and Mentor, Ohio. They’re squeezing 20x70 lots into 10-acre sites, mostly in 3-4 unit rows, sometimes with hammerheads or cul-de-sacs.

Personally, I try to avoid cul-de-sacs—grid layouts seem to work better for yield and civil costs. Curious how others are handling this:

• Are you sticking to 3-4 unit blocks?

• Using alleys or front-loaded?

• What’s working best in your markets?

Would love to trade notes with others doing infill or small-scale subdivision work. Let’s connect.