Delivery and Management

The development process of single-family lots can be broken into three general phases:

1. Pre-development, 

2. Construction, and 

3. Post-development. 

The pre-development phase consists of the following consecutive steps:

1. Market analysis,

2. Financial feasibility analysis,

3. Site selection,

4. Deal structuring,

5. Financing acquisition/development (A&D Loan),

6. Entitlements,

7. Planning and design, and

8. Financing development.

Following pre-development, the project will typically undergo a bidding process, and a general contractor (GC) will ultimately be awarded the job. Therefore, the developer and civil engineer must be familiar with the bidding process (see bidding procedure below). This is especially true for publicly bid projects, which may fall within special taxing districts, such as Tax Increment Financing Districts (TIFs), Tax Increment Reinvestment Zones (TIRZs), Municipal Utility Districts (MUDs), etc. During construction, it is essential that the project remains on schedule and within budget. For land development managers to maintain effective communication with their contractors, it is in the developer's interested to become familiar with construction methods, materials, and tools. The developer should become aware of the City Acceptance process, understand the homebuilders' criteria for substantial completion, and deliver the finished lots in a timely manner. 

Finally, during the post-development phase, asset management and ultimate disposition take place. This phase of the development cycle includes the following: 

• Management and maintenance, 

• Common area governance, 

• Common and private property conveyance, and 

• Marketing and sales. 

Below is raw entry data that can be used to track projects in either Microsoft Project or Smartsheet: