Headquartered in Atlanta, GA · Operating Across the Southeast
We shape the land where communities begin.
Situs Development sources, entitles, and delivers thoughtfully planned sites across the Southeast — turning overlooked land into great places where people live, work, and belong.
Who We ServeMeet the Leadership
2,000+
Acres Entitled
6,000+
Residential Units
2.6M+
Sq. Ft. Commercial
23
Atlanta MSA Counties
25+
Years Experience
About Situs
The intersection of land, community, and lasting value.
Situs Development is a land investment and development firm that specializes in master-planned communities, mixed-use, and urban infill development of complex sites. We are land and entitlement specialists — functioning as development partners to builders, landowners, and municipalities, with deep expertise in the front end of the development cycle where outcomes are shaped before capital is deployed.
We take an entrepreneurial approach to create institutional quality projects that add value to communities. Our work is guided by a simple belief: the best developments are the ones that communities actually want — because they were designed to serve them. That conviction informs everything from how we select sites to how we engage neighbors to how we structure deals.
Meet the LeadershipOur Approach
We Work With
Three perspectives. One integrated approach.
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Landowners & Sellers
The highest price for your land starts before you sign anything.
Most developers call with an offer built around the only product they build — not the highest value your land can achieve. We identify the use that maximizes your price and gets approved, then partner with the right developer to execute.
Learn More
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Cities & Communities
Development grounded in planning principles
We treat good urbanism as the foundation, not the afterthought. Our projects earn community trust because they're designed to deserve it.
Learn More
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Builders & Developers
Land & entitlement partners for builders
We are development specialists at the front end of the process — sourcing, entitling, and delivering sites so your team can focus on what it does best.
Learn More
Market Footprint
Headquartered in Atlanta. Expanding across the Southeast.
Our Atlanta roots run 25+ years deep — across all 23 MSA counties, with active relationships in every planning office, utility authority, and commissioner's chamber.
That foundation anchors a deliberate Southeast expansion into the highest population-growth corridors in the region: markets with proven housing demand, constrained supply, and builder activity that mirrors our core model.
HeadquartersAtlanta, GA
TennesseeNashville
North CarolinaCharlotte
North CarolinaRaleigh-Durham
South CarolinaMyrtle Beach
South CarolinaCharleston
FloridaJacksonville
GeorgiaSavannah
Illustrative footprint · Expansion markets are aspirational as of 2025
What We Do
End-to-end land delivery services
We manage the full arc of land development — from site identification through entitled, shovel-ready delivery and fully developed sites.
01Site Sourcing & AcquisitionPipeline
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We maintain a proprietary pipeline of off-market and early-stage site opportunities across the Atlanta MSA and target Southeast markets. Our site selection process integrates best practices in land evaluation — market demand, growth trends, infrastructure readiness, and entitlement feasibility — to identify parcels with meaningful upside before they reach the open market.
Includes
Off-market landowner outreach and negotiation
Proprietary site identification and scoring process
Preliminary zoning and entitlement path analysis
LOI and PSA structuring
Deposit waterfall and risk-adjusted capital protection
02Due Diligence & FeasibilityAdvisory
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Rigorous pre-acquisition analysis built on institutional-grade diligence protocols developed over 25+ years of practice. We evaluate every dimension of entitlement risk before a dollar is committed — giving builders and investors the confidence to act decisively when opportunity arises.
Includes
Zoning and land use analysis
Site cost and infrastructure assessment
Environmental and wetlands screening
FEMA floodplain and topography review
Market absorption and comparable analysis
03Urban Design & Site PlanningPlacemaking
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Smart land use planning guided by New Urbanist and pedestrian-oriented design principles. We integrate best practices in walkability, mixed-use integration, public space, and neighborhood connectivity into every site plan — creating places that serve communities while maximizing land value. Our urban design work supports the triple bottom line: better environments for people, responsible stewardship of land, and stronger long-term returns.
Includes
New Urbanist and TOD design frameworks
Pedestrian-oriented streetscape and connectivity planning
Public space and placemaking integration
Mixed-use program design and land use planning
Triple bottom line sustainability assessment
04Land Use & Zoning ApprovalsEntitlement
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Full-cycle management of rezoning, variance, special use permit, and development plan approval processes across the Southeast. We navigate political, technical, and community complexities from application to final approval — with credentialed planning leadership and deep local relationships at the helm of every entitlement process.
Includes
Rezoning applications and zoning map amendments
Special use permits and variances
Community engagement and neighborhood outreach
Planning board and governing authority representation
Conditions of approval negotiation
05Ready-to-Build Site DeliveryDelivery
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Fully entitled, engineered sites that eliminate pre-development uncertainty for builders. The standard deliverable includes approved development plans, utility capacity commitments, final plat approval, and a clear path to building permit — so you can close with confidence and break ground on schedule.
Includes
Approved subdivision or site development plans
Utility capacity letters and commitments
Final plat recordation
Construction document coordination
Builders' title package preparation
06Development ManagementFee-Based
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Cost-plus fee structure covering full project management from entitlement through vertical construction start. We serve as the owner's representative, coordinating civil engineers, attorneys, utility consultants, and local authorities — giving builders and investors full cost transparency without internal overhead.
Includes
Owner's rep and project management
Consultant team assembly and management
Budget tracking and transparent cost reporting
Schedule management and milestone reporting
Per-lot project management fee structure
07Joint Venture StructuringCapital
+
Flexible JV frameworks designed for landowners, equity capital, and builder partners. Situs carries entitlement risk, captures the value created between raw land cost and entitled value, and closes with the builder at a pre-negotiated price upon final approval. Our deal logic is designed to align every stakeholder's interests around a common outcome.
Includes
JV operating agreement structuring
Capital stack and waterfall design
Entitlement value-capture frameworks
Investor equity placement and reporting
Exit structure and builder takedown scheduling
How We Work
Two ways to partner with us.
Model A
Entitlement & Value-Add
Situs acquires, entitles, and sells to the builder at a pre-negotiated price. We carry entitlement risk and capture the value created through the approval process. The builder receives a clean, fully approved site — ready to build without the entitlement exposure on their balance sheet.
Model B
Development Management
Situs manages the full development process on behalf of the builder or investor on a cost-plus basis. Full hard cost reimbursement plus a defined per-lot management fee. Complete cost transparency — no markup baked into land pricing.
Who We Serve
We work with landowners, cities, and builders.
Select your perspective to see how Situs creates value for your specific goals.
Landowners
Cities & Communities
Builders & Developers
Land & entitlement partners for builders.
We operate at the front end of the development process as your dedicated land and entitlement partner — sourcing sites, navigating approvals, and delivering shovel-ready land. You close when the risk is gone and the approvals are in hand.
What this means for your pipeline
Production builders need a predictable, lot-based acquisition model with clear due diligence timelines. That is exactly how we operate. We understand the approval milestones, option structures, and schedule discipline your land teams require — because we've managed this process across all 23 Atlanta MSA counties and understand how to move land from raw to ready with speed and precision.
Our entitlement value-add model lets you lock in a future lot price today while Situs carries all entitlement exposure. You deploy capital at approval, not before. No entitlement risk on your balance sheet.
Discuss a Land Deal
What you can expect from us
Pre-entitled lot pipeline in target submarkets
Clear deposit and waterfall structures — no surprises
Defined approval milestones and contingency periods
Development Management option with full cost transparency
Credentialed entitlement management on every project
Active relationships across the Atlanta MSA and Southeast
Expansion markets: Nashville, Charlotte, Raleigh-Durham, Myrtle Beach, Charleston, Jacksonville, Savannah
Track Record
2,000+Acres Entitled
6,000+Residential Units
23MSA Counties
25+Years Experience
Development grounded in planning principles.
We treat good urbanism as the foundation of every project — not a checkbox or a condition. Our engagements earn community trust because they're designed, from day one, to deserve it.
Placemaking, not just entitlement
We believe that good development and good planning are the same thing. The projects we pursue are designed to fit their context — in density, character, massing, and mix of uses. We bring a triple bottom line lens to every site selection decision: social sustainability, environmental stewardship, and economic viability.
Our leadership brings deep roots in urban planning, including graduate planning credentials and professional certification, and years of direct experience engaging communities across the Southeast's most sensitive and historically significant neighborhoods.
Connect With Us
Our commitments to your community
Genuine community engagement — not just required public notice
Pedestrian-oriented design and walkable neighborhood planning
Vibrant public space and placemaking integrated into every project
Context-sensitive design that respects neighborhood character
Workforce housing and mixed-income development expertise
Wetlands protection and responsible stormwater management
Infill and adaptive reuse priority over greenfield sprawl
Transparent communication with planning staff throughout
Our Sustainability Framework
PeopleSocial Sustainability
PlanetEnvironmental Stewardship
ProfitEconomic Viability
Your land is worth more with the right developer.
The gap between what someone offers you today — with all the entitlement risk priced against you — and what your land is worth once it's approved and de-risked is often substantial. Our job is to close that gap in your favor.
How we unlock value for landowners
Most developers evaluate your site through a single product lens. They build townhomes, or multifamily, or retail — and they'll price your land based on that use alone, whether the neighborhood wants it or not. When the community pushes back, or the rezoning board votes no, you're the one left holding the consequences.
A denied rezoning application isn't just a setback. Georgia law restricts reapplication for one year — and a failed vote doesn't reset public sentiment. It hardens it. Neighbors who were lukewarm become organized. The political goodwill that existed before the hearing is spent. The site gets a negative history that follows it.
We approach your land differently. Before anything is filed, we analyze which uses are economically viable and which ones the neighborhood will actually support. Those aren't always the same answer — but when they are, that's where maximum value lives. We build community consensus before we walk into a hearing room, so the vote isn't a gamble.
Once approvals are secured, we partner with the largest builders in the business to execute.
Talk to Us About Your Land
What this means for you
Use-agnostic site analysis — not limited to one product type
We read the neighborhood before filing anything
Community process managed to build support, not overcome opposition
Entitlement risk is ours to carry — not yours
Failed rezoning risk eliminated
Post-approval partnerships with top regional and national builders
Competitive positioning at close = top-of-market pricing
AICP-certified leadership on every project
The Landowner Advantage
HighestBest Use Delivered
25+Years of Entitlement Expertise
LowerRisk to Your Property Value
ReliablePath to Closing
Our Approach
A disciplined path from site selection to closing.
Every Situs project follows the same five-phase process — built around rigorous due diligence, disciplined capital deployment, community-first entitlement, and placemaking principles that create lasting value for the neighborhoods we help shape.
I
Site Identification
We employ a proprietary site identification process that integrates market demand analysis, growth corridor mapping, infrastructure readiness, and entitlement feasibility to surface opportunities with meaningful upside. Best practices in site selection guide our evaluation — including proximity to transit and services, connectivity to existing neighborhoods, and the potential to create genuinely walkable, livable places. We prioritize sites where good urbanism and strong returns are aligned, not in tension.
Rigorous feasibility analysis before any capital is committed. We evaluate zoning and land use, utility capacity and extension costs, site costs, environmental constraints, wetland delineation, floodplain exposure, site access, and market absorption. Our diligence framework was developed over 25+ years of institutional real estate practice — including advisory work supporting $2.4 billion in transactions.
Zoning AnalysisSite CostsUtility CapacityEnvironmentalFlood / WetlandsMarket Study
III
Entitlement
The most complex and highest-value phase — and our core competency. We approach entitlement as a community design process, not just a regulatory one. Our goal is win-win solutions that serve both development partners and the communities receiving them: projects that improve quality of life, activate public space, and reflect the best practices of human-scale, pedestrian-friendly community design. We manage the full entitlement cycle: rezoning, community engagement, planning commission, and governing authority approvals.
Post-approval coordination of civil engineering, land surveying, utility design, and construction document preparation. We manage the consultant team to deliver a complete permit-ready package — final subdivision plat, approved construction plans, utility commitment letters, and erosion control permits — so the builder's closing conditions are fully satisfied at takedown.
Builder or investor acquisition at pre-negotiated terms — clean title, approved plans, permitted site, and a clear construction start path. Our standard deal structure includes defined closing conditions tied to entitlement milestones, so both parties have certainty at every stage.
Pre-Negotiated PricingMilestone ClosingTitle TransferConstruction Start Support
What Sets Us Apart
Our edge in a crowded field.
Entitlement as Core Competency
Over 25 years navigating complex rezoning and development approvals across the Southeast — this is not a side service. Entitlement is our entire focus.
Risk-Defined Capital Structure
Deposit waterfall caps partner exposure while preserving upside. Situs absorbs pre-approval risk; builders and investors enter at defined milestones.
Developer & Builder-Aligned Logic
We are development specialists who understand how to structure deals that work for every party — landowners, builders, investors, and the communities receiving the project.
Community Trust as Advantage
Planning credentials and 25 years of community engagement experience translate to faster approvals, fewer conditions, and fewer surprises at the governing authority.
Placemaking Expertise
We design projects around people — walkable, mixed, connected to public space and neighborhood fabric. This is how we build lasting value for every stakeholder.
Deep Southeast Network
Active relationships with planning staff, commissioners, utility authorities, and engineers across our market footprint — built over 25 years of sustained practice.
Our Work
Projects that prove the model.
A track record built on 25+ years of complex entitlements, community-driven planning, and development that creates lasting value for neighborhoods and partners alike.
In Progress · 2026
Ormewood Park · Atlanta, GA
The Lodge
Mixed-use adaptive reuse anchored by the historic restoration of the Masonic Lodge, built in 1947. 42 workforce units, 33,000 SF commercial, public plaza. Situs leadership secured rezoning approval with community support after three previous developers were denied.
Featured · Mixed-Use · Urban Infill
The Lodge at Ormewood Park
A mixed-use adaptive reuse in Atlanta's Ormewood Park neighborhood — anchored by the historic restoration of the Masonic Lodge, built in 1947. The project exemplifies the Situs approach: a complex, multi-stakeholder redevelopment that required deep entitlement expertise, genuine community partnership, urban design creativity, and innovative financial structuring to unlock.
A joint venture with King Properties, featuring 42 units of workforce housing by Rea Ventures, 33,000 SF of total commercial space anchored by Purpose Built Communities, and a central public plaza designed to activate the surrounding neighborhood. Completion targeted Summer 2026.
ProgramMixed-Use / Mixed-Income
Housing42 Workforce Units
Commercial33,000 SF
Anchor TenantPurpose Built Communities
JV PartnerKing Properties
DeliverySummer 2026
Discuss a Similar Project
Selected Projects
DeKalb County, GA
Skyhaven Quarry
Conservation-oriented mixed-use development centered on 5 acres of granite quarry land donated to DeKalb County for a new public park. 125 apartments, 57 townhomes, 16 cottages, and 20,000 SF of commercial space on a 12-acre assemblage at Moreland Ave and Skyhaven Road. Situs leadership secured unanimous rezoning approval after a large developer had previously been denied by the neighborhood.
A comprehensive mixed-use, mixed-income redevelopment plan for the historically underinvested corridor adjacent to the Booker T. Washington High School campus. Integrated affordable housing strategy, community engagement, market analysis, and an entitlement framework for phased implementation — designed to catalyze sustainable neighborhood reinvestment.
Master plan for the mixed-use redevelopment of former industrial land in Atlanta's Pittsburgh neighborhood. Integrated workforce housing, artisan commercial space, and public realm improvements to catalyze neighborhood stabilization in one of Atlanta's most historically significant communities.
Community-led redevelopment plan repositioning legacy public housing sites into vibrant mixed-income communities. The plan prioritized quality public realm, walkable design, and strong connectivity to surrounding neighborhoods — a model for equitable urban infill.
Adaptive reuse of a former service station site near Oakhurst Park, designed as a park-integrated community destination that activates adjacent public greenspace. Demonstrates how small infill sites can reinforce neighborhood character and add genuine placemaking value.
A corridor redevelopment plan for Tucker Avenue featuring a pedestrian-friendly streetscape, neighborhood-scale commercial uses, and strategic infill housing designed to strengthen community fabric and generate mixed-income density. Situs leadership obtained unanimous rezoning approval from the community.
Adaptive reuse of a 1965 commercial building at 714 Moreland Avenue — repositioned as a fully leased, mixed-tenant retail and commercial node anchoring a thriving East Atlanta Village corridor. Demonstrates the neighborhood-compatible commercial infill model.
Rezoning and redevelopment plan for underutilized parcels along Humphries Street, including variance approvals and a design framework for workforce housing and neighborhood-compatible commercial space in a historically underserved Atlanta corridor. Situs leadership obtained unanimous rezoning approval from the community.
Large-scale entitlements led before founding Situs.
The following projects were led by Jesse Clark, AICP during his tenure as Regional Land Entitlement Manager at NVR, Inc. — one of the nation's largest production homebuilders. These select engagements represent some of the scale, complexity, and jurisdictional range Situs brings to every partnership. This is not a comprehensive list of prior work.
NVR, Inc. · 2023–2025
City of Stonecrest · DeKalb County, GA
Panola Park
Successfully rezoned a 672-lot SFD and townhome subdivision in Stonecrest, GA — delivered ahead of schedule and under budget. Managed the full rezoning process including community engagement, planning commission, and City Council approvals.
672 LotsSFD + THRezoning
City of Commerce · Jackson County, GA
Providence Pointe
Successfully rezoned a 435-lot single-family subdivision in the City of Commerce, navigating a growing outer-ring market with strong infrastructure coordination demands. Managed all jurisdictional approvals and builder delivery coordination.
435 LotsSFDRezoning
Henry County, GA · Active Adult
Newberry
Successfully rezoned a 350-lot SFD and townhome active adult subdivision in Henry County — a use-restricted community type requiring additional regulatory scrutiny and design standards. Navigated county-level approvals for a growing south-metro corridor.
350 LotsSFD + THRezoningActive Adult
All projects above were led by Jesse Clark, AICP in his capacity as Regional Land Entitlement Manager at NVR, Inc. (2023–2025). Site plan graphics are illustrative representations of subdivision scale and layout, not reproductions of proprietary engineering documents.
Market Footprint
Headquartered in Atlanta. Expanding across the Southeast.
Our Atlanta roots run 25+ years deep — across all 23 MSA counties. That foundation anchors a deliberate Southeast expansion into the highest population-growth corridors in the region.
Expansion market prioritization is based on population growth, net migration, builder activity, and land supply constraints. These markets are aspirational as of 2025 and will be entered as our Atlanta pipeline matures.
Atlanta MSA, Georgia
Primary market · All 23 counties · Active pipeline
Active HQ
Savannah, GA
Port city growth · Industrial-driven workforce housing demand
Expansion
Nashville, TN
High-growth metro · Strong in-migration & housing demand
Expansion
Charlotte, NC
Piedmont corridor · Sustained builder activity
Expansion
Raleigh-Durham, NC
Research Triangle · Tech-driven demand & limited supply
Supply-constrained coast · Strong affordability gap opportunity
Expansion
Jacksonville, FL
Florida's fastest-growing metro · Builder-friendly regulatory environment
Expansion
Jesse Clark
Founder & Principal
Jesse Clark is a real estate development and land use strategist with over 25 years of experience guiding complex projects through acquisition, rezoning, and implementation across the Southeast. He founded Situs Development to bridge the gap between what cities need, what communities want, and what builders require.
His career spans the full spectrum of the industry — from institutional advisory at Ernst & Young and Berkadia, to executive leadership in nonprofit community development, to production homebuilder entitlement at the regional scale, to founding a boutique development and advisory service firm, Clark Property R+D. Jesse earned a Master of City and Regional Planning from the Georgia Institute of Technology and a BBA in Finance from the University of Central Florida. He is AICP certified, holds a real estate license in Georgia, and has taught graduate-level real estate at Georgia State University. Jesse served as a medic in the U.S. Army National Guard, earning the Army Commendation Medal while deployed to Iraq.
Master of City & Regional PlanningAICP Certified PlannerGeorgia Real Estate LicenseArmy Commendation MedalGSU Adjunct Lecturer
Organizational Philosophy
How we think about land and community.
01
Good Urbanism Is Good Business
Development projects designed around the needs of people — walkable, mixed-use, connected to public space — are also more financially resilient. Community trust is not a constraint on returns. It is a precondition for them.
02
Triple Bottom Line by Design
Social sustainability, environmental stewardship, and economic viability are not competing goals. Our deal selection starts with all three. Projects built on a single bottom line rarely age well.
03
Efficient Deal Flow Through Discipline
We run a focused pipeline. Fewer deals, done right, with defined milestones, clear capital structures, and no surprises. Our processes are built for repeatability — so each deal benefits from everything learned in the last one.
04
Entitlement Is Relationship Work
Zoning approvals are decisions made by people — planning staff, commissioners, neighbors. We invest in those relationships long before a project requires them. The result: faster approvals, better outcomes, fewer conditions as political compromise.
05
Transparency Builds Durable Partnerships
Our cost-plus structures, defined waterfalls, and milestone-based closings exist because aligned incentives produce better deals. Our partners know exactly where they stand at every stage.
06
The Southeast Is Our Specialty
We are not a national platform scaling everywhere at once. We know this region — its growth patterns, planning cultures, regulatory environments, and builder relationships. That depth is a structural advantage we intend to deepen.
Get In Touch
Let's put the right site in the right hands.
Whether you're a builder looking for a site pipeline, a landowner ready to unlock value, a city navigating a complex project, a capital partner seeking disciplined returns, or a community resident looking for a thoughtfully designed development in your neighborhood — we'd like to hear from you.
