A new use for existing space.
Test demand, zoning, condition, cost, and the operating model before assuming a conversion makes sense.
Hoag Systems · Ocean Springs, MS · Gulf Coast + remote(228) 235-6458
Real estate development
The project needs more than funding. It needs a developer.
Hoag can originate or shape an overlooked opportunity, test its use and economics, build the development plan, and coordinate the agreed work toward execution. You bring capital, review the full project budget, and make the investment decisions. Hoag takes a defined development role, with its fee shown before you commit.
One development lead Written scope Economics before commitment
What overlooked can become
The right project may be hiding in the wrong description.
These are examples of situations to investigate—not current listings, guaranteed conversions, or projected returns. The first job is to test whether the opportunity is real.
A different customer and stay pattern.
Examine whether a midterm or other lodging strategy changes the economics enough to merit deeper work.
More than one development path.
Study access, utilities, zoning, layout, and financing before deciding what the site can support.
Value in the operation.
Look at documentation, costs, rents, resident experience, and capital needs alongside the purchase price.
What the developer takes on
One lead for the work between idea and execution.
Rather than asking the investor to become a part-time developer, the proposal names the responsibilities Hoag will carry. These stages are selected and detailed for the actual project.
Originate
Identify an overlooked property or project that fits a capital partner’s stated arena, then explain why it may be worth pursuing.
Test
Frame the market, use, cost, timing, and major unknowns. Show what must be verified before an investment decision.
Structure
Build the value strategy, preliminary project budget, capital assumptions, decision gates, and an executable roadmap.
Coordinate
Keep the agreed workstreams and professional team moving. Licensed specialists perform brokerage, legal, design, engineering, lending, and other regulated work.
How the economics work
The developer fee belongs in the project budget.
A developer fee compensates Hoag for the specific development responsibilities in the signed project agreement. It is presented as its own line item alongside acquisition, third-party, financing, and reserve costs, so the investor can evaluate the full project economics.
The proposal states the fee as an amount or formula, what earns it, and when payments occur. A different project may call for different work and a different fee.
Illustrative project budget structure
Asset or site costPaid under the acquisition terms
Third-party costsSpecialists, diligence, design, and other project expenses
Developer feeHoag’s defined development work and agreed payment milestones
Financing, carry, and reservesShown in the overall capital plan
Every amount is project-specific. This illustration is a disclosure structure, not a quote or investment projection.
How Hoag can be paid
Keep the compensation visible—and fit it to the capital plan.
A full developer engagement has its own scope and fee. The proposal can set cash payment milestones or, for a suitable long-term project, a lower-cash royalty-like share instead of cash otherwise due at closing and a refinance appraisal bonus.
A defined developer fee.
The amount or formula appears in the project budget. The agreement states which development responsibilities earn it and when each payment is due.
Clear milestones · complete budgetA royalty-like project share.
For a capital-tight project, Hoag may agree to a negotiated share of defined distributable cash flow or net proceeds over time in place of specified cash at close and any refinance appraisal bonus. The share pays for the agreed project work; Hoag does not have to remain in day-to-day operations to receive it.
The proposal states the percentage, calculation, payment timing, reporting, and whether the share lasts for the life of the project or ends under an agreed buyout. It can cost more over a successful project’s life than a cash fee.
More cash stays in the project at the startBefore an investor says yes
One proposal. Clear roles. No surprise economics.
An investor should be able to review these terms together before capital is committed.
The project thesis, target use, assumptions, material risks, and facts still to verify.
What Hoag will deliver, what the investor will decide or fund, and what licensed professionals will handle.
Project costs, developer fee, proposed funding needs, and how the economics are expected to work.
Fee amount or formula, earned milestones, timing, and treatment if the project changes or stops.
If a royalty-like share replaces cash at close and a refinance appraisal bonus, the percentage, basis, term, reporting, and buyout are explicit.
Any prior consulting fees, credits, or overlapping work are disclosed in the same schedule so the investor sees the complete arrangement.
Who does what
One project. Distinct responsibilities.
Capital + decisions.
Sets investment objectives, reviews the full budget and risks, decides whether to commit capital, and approves the agreed decision gates.
Development lead.
Owns the specific origination, analysis, strategy, coordination, and milestones written into its project agreement.
Specialist execution.
Brokers, attorneys, architects, engineers, lenders, contractors, appraisers, and others perform their regulated or specialist work under appropriate arrangements.
The fee is for defined development work, not simply making an introduction. Third-party costs appear separately in the budget.
We turn overlooked into opportunity
Let’s see whether our arenas align.
Tell Hoag the kind of project you invest in, your capital range, and the markets that interest you. The first 25-minute fit call is free; a project-specific proposal follows only when there is a credible fit.