Consulting
Development is complex — but it doesn’t have to be confusing. Our consulting services are designed to bring clarity, strategy, and structure to every stage of the land development process. Whether you’re evaluating a new site, managing design teams, or coordinating construction, we’re here to lead the process and protect your investment — backed by real-world engineering expertise.
YOUR PROJECT PARTNER FROM DIRT TO DONE
Whether you're navigating land acquisition, design, construction, or long-term infrastructure, we offer hands-on guidance to protect your investment and move projects forward — faster, smarter, and with fewer surprises.
01
Due Diligence & Feasibility Analysis
Know what you’re getting into before you commit.
Every successful project starts with a clear understanding of what’s possible — and what’s not. We lead a comprehensive due diligence to assess development constraints, uncover red flags, and identify opportunities for value creation. From preliminary engineering and platting, to floodplain, utility, and access analysis in the Southeast, we provide a full development-readiness evaluation backed by licensed civil engineering expertise.
02
Market Research & Builder Strategy
Don’t just plan the land. Plan the buyer.
Who will build this? Who’s the end user? We help answer those questions early by researching market demand, connecting with regional and national builders, and aligning development concepts with buyer profiles. Whether you're subdividing for residential lots, exploring mixed-use, or marketing large tracts, we make sure your project is designed for real-world absorption — not guesswork.
03
Design Management
Technical coordination that keeps your project moving.
Design delays and misalignment cost time and money. We act as your liaison between civil engineers, planners, landscape architects, contractors, and jurisdictions — ensuring designs stay on track, meet local requirements, and are constructible. With a licensed civil engineer leading the process, we help you bridge the gap between concept and compliance, from early sketches to final plan approval.
04
Bid Procurement
Qualified contractors. Competitive numbers. Clear scopes.
We prepare bid packages, manage the procurement process, and assist with contractor selection to ensure that your project is priced accurately and executed efficiently. Our engineering background allows us to assess bids not just on cost — but on constructability, completeness, and risk. You get better bids, fewer surprises, and a team that’s aligned from the start.
05
Construction Management
We stay on top of construction so you don’t have to.
As your field-level representative, we monitor progress, review pay applications and change orders, and make sure construction is executed according to plans and timelines. With technical oversight from a licensed engineer with a background in construction, we’re equipped to catch issues before they become problems — saving you money and keeping your schedule intact.
06
Owner's Representation (Start-to-Finish Oversite)
Your project. Our leadership. Complete confidence.
We act as your Owner’s Rep — overseeing land selection, acquisition, entitlement coordination, design management, contractor procurement, construction oversight, and closeout. With a licensed civil engineer managing the process, you gain a partner who understands the technical and business sides of development, acting as your advocate every step of the way.
07 Improvement District Creation & Management
Unlocking Value Through Smart Financial Infrastructure Strategy
For large-scale land development, improvement districts aren’t just helpful — they’re often essential. Municipal Utility Districts (MUDs) and, Public Improvement Districts (PIDs) can be the key to unlocking infrastructure financing, lowering upfront capital risk, and making complex projects financially viable.
At Three Strands Land Group, we bring uncommon expertise to this space — led by Jackson, a licensed professional civil engineer who has personally navigated the formation and long-term administration of multiple improvement districts across high growth regions. From feasibility and political strategy to district design, bonding structure, and compliance management, we offer end-to-end guidance rooted in real-world success.
What We Deliver:
- District feasibility analysis tied to land use, density, and phasing
- Political and jurisdictional coordination with local municipalities
- District creation support including petitions, hearings, and governance setup
- Infrastructure planning aligned with reimbursable improvements
- Long-term administration guidance for budgeting, compliance, and bond programs
Why It Matters:
Improvement districts can fund roads, utilities, drainage, and public infrastructure — but only when they’re set up correctly. We help our clients structure districts that serve the community, accelerate timelines, and make their land significantly more attractive to developers, homebuilders, and municipalities.
This isn’t theory. It’s experience — and it’s one of the most valuable tools we bring to the table.
Let's plan
smarter.
If you’re making decisions about land, don’t go at it alone. Partner with a team that knows how to turn land potential into land performance.
