development Real estate

Real estate development is the process by which an entity makes improvements to real property, thereby increasing its value. In legal form the developer may be an individual, but is more often a partnership, limited liability company or corporation. However anyone involved as a principal in such transactions is a property developer by occupation. A real estate developer may choose to develop a business model usually by specific building typology (residential, commercial office, industrial, retail) or by geographic preference. Structured education for real estate development has not truly existed until the last decade as many developers have historically came from career paths as architecture, finance, city planning, engineering or construction. Many development companies are also family owned and operated.

Categories of real estate development activity

There are two major categories of real estate development activity: land development and building development.

Land developers

Land developers typically acquire natural or "unimproved" land (often referred to as englobo land, raw land, real property with no improvements or infrastructure) and "improve" or alter it with utility connections, roads, earth grading, covenants, and entitlements. Infrastructure improvement provides a base for further development of built improvements. Covenants define the context in which future development of built improvements may take place (often in the form of deed restrictions on particular parcels: a sort of "private zoning code" limited only to those properties). Entitlements are secured legal permissions from regulatory bodies (typically in the form of permits, but sometimes in the form of re-zoning or planned unit developments). Once these improvements have been made to the raw land, it is typically subdivided and sold piecemeal at a profit to individuals or building developers.


Building developers

Building developers acquire raw land, improved land, and/or redevelopable property in order to construct building projects. The buildings are then sold entirely or in part to others, or retained as assets to produce cash flow via rents and other means. Some building developers have their own internal departments for designing and constructing buildings (more common among larger developers), while others subcontract these parts of the work to third parties (typical of small developers).


Specializations

Developers also usually specialize within a geographic area, or a specific product typology. These typologies include:

* Residential, single-family
* Residential, multi-family
* Urban mixed-use
* Retail
* Commercial office
* Industrial


Where do developers come from?

Although there are specific educational programs which are tailored to teaching real estate with an emphasis on development (in the United States, typically MBA programs at university-level business schools), or few universities that offer a Masters of Real Estate Development, most real estate developers enter the business from other professional areas.

Most often, persons in related fields (architecture, accounting, law, engineering, construction, urban planning, etc.) enter real estate development via personal interest and opportunity, and then choose to make a career out of it if successful. An educational background in finance is typically a prerequisite for obtaining entry-level employment with an established development company, although many development company managers tend to come from architectural, construction, and related fields. Real estate development requires extensive and complex financing arrangements to be successful, as few people or organizations have the money to undertake development projects on their own.


Education


Master of Real Estate Development

Universities that offer a specialized Master of Real Estate Development have flourished within the last decade. For a long time, those wishing to study real estate development had to content themselves with pursing a master of business administration, perhaps with the option of concentration in real estate, and usually with a focus on the financial aspects. A number of academic institutions in the United States have created master's degrees specifically in real estate development. These programs draw students from a variety of backgrounds related to the industry. Many students pursing or have completed a master's degree in real estate development come from architecture, construction management, city planning, civil engineering, business, economics, geography, or sometimes law. Many programs incorporate disciplines of: law, city planning, management, construction science, public policy and finance.


MBA concentration or Masters of Real Estate

Universities in the United States offering master's degrees in real estate, real estate finance or an MBA with a real estate concentration include:

* American University
* Baruch College
* Columbia University
* Cornell University
* Emory University
* Florida International University
* Florida State University
* Harvard University
* Indiana University
* Johns Hopkins University
* Marylhurst University
* New York University
* Nova Southeastern University
* San Diego State University
* Texas A&M University
* University of Cincinnati
* University of California, Berkeley
* University of California, Irvine
* University of Colorado
* University of Denver
* University of Florida
* University of Michigan
* University of North Carolina at Chapel Hill
* University of North Carolina at Charlotte
* University of Southern California
* University of Texas at Austin
* University of Wisconsin
* Virginia Commonwealth University
* Wharton School of Business


Economics

Real estate development is first and foremost a cash flow business.

Real estate is, by its nature, an expensive non-liquid asset. This means that it costs a lot of money to own it, and it can be difficult to sell. In development activity, there are also the added costs of improvements themselves (typically called "hard costs") and the fees of various and sundry consultants necessary to get the work done properly (typically called "soft costs"). Because expense is high, sale is difficult, and return on investment is delayed, real estate investment is inherently risky. A large part of the work of developers is the management of risk.

Since there are significant initial investment requirements, a majority of real estate development projects are financed with a large amount of debt leverage. While more leverage increases potential profit, it also magnifies risks and builds in a periodic negative cash flow (regular payments on the debt). Projects will generally be profitable if the upfront commitment of cash is kept to a minimum and the project can quickly start generating a positive cash flow sufficient to cover debt service.

There are almost as many ways to finance a real estate development project as there are development projects. However, most financing arrangements fall into a few broad categories:

* Private investors (pension funds, insurance funds, wealthy individuals, joint ventures, etc.)
* Public investors (REITs, share offerings, public-private partnerships, etc.)
* Private debt (individual loans, bank mortgages, construction loans, etc.)
* Public debt (redevelopment loans, etc.)
* Private grants (non-profit target grants, etc.)
* Public grants (anti-blight subsidies, affordable housing credits, tax incentives, historic preservation grants, etc.)
* Equity financing (use of cash flows from other projects owned by the developer)
* Subordination

Successful real estate developers can become enormously wealthy due to the large sums of money being transacted and the value of the assets they control. However, because of the non-liquidity of their assets, they also are very often cash poor. Inability to remain cash solvent is the primary cause of business failure for real estate developers.


The process of real estate development

Although the process for development of real estate varies from project to project, the various phases can be categorized roughly as follows (in approximate chronological order):

* Market research
* Site selection / feasibility analysis
* Due diligence / preliminary pro forma
* Property acquisition, perhaps using option to buy
* Project design / refined pro forma
* Obtain entitlements
* Financing / final pro forma
* Construction
* Lease-up / sales
* Operation (in cases where the project is retained as an asset)