Capital for disciplined real estate.
We protect partner capital first and position for upside second. Every project is underwritten conservatively, structured on its own and reported on transparently.
How we underwrite
Conservative Underwriting
Budgets are built from verified comparable sales, actual build-cost history and current market pricing, with contingency carried in every model and stress-tested before we commit.
Staged Capital
Early capital covers land and pre-development. Construction capital is called once plans, permits, pricing and debt are in place, so major dollars move only with greater cost certainty.
Project-Level Structure
Each development is held in its own single-purpose entity, separate from our builder and our other projects, with its own books and its own accountability.
Transparent Reporting
Project-level accounting, regular financial reviews and documented budgets, schedules and draws give partners clarity from first estimate to final close.
Who we partner with
The same discipline, documentation and reporting apply whether a partner commits to one project or a program of them.
Individual Investors
Accredited investors participating project by project.
02Family Offices
Direct co-investment with visibility into every line of the budget.
03Institutions
Programmatic capital across phased, repeatable residential product.
04Lenders
Construction and permanent debt backed by complete, organized packages.
Project lifecycle
A defined sequence with clear decision points, so partners always know where a project stands and what comes next.
Site, zoning, comps and preliminary budget.
Cost, schedule and return modeled and stress-tested.
Architecture, engineering, survey and permitting.
Pricing locked, debt placed, capital activated.
Trades managed, inspected and documented.
Sale or stabilized hold, with final reporting.
What lenders receive
We organize every project the way a construction lender expects to see it, so diligence and draws move without friction.
Separate Entities
Owner and builder are separate companies, with the project held in its own single-purpose entity.
Complete Packages
Permitted plan sets, engineering, surveys, budgets and schedules prepared before closing.
Documented Draws
Executed subcontracts by trade package, invoices and progress documentation for every draw request.
Diligence package
Available to qualified lenders and capital partners on request, under a confidentiality agreement where appropriate.
- Organization
- Formation and governing documents, entity structure, authorized signers
- Project
- Budget, schedule, pro forma, comparable sales and site survey
- Design
- Permitted architectural and engineering plan sets
- Contracts
- Executed subcontracts by trade package with schedules of values
- Risk
- Insurance certificates and risk disclosures
- Sponsor
- Sponsor background and financial information
The investor lifecycle
How a partnership with WILLISJR Companies works, from the first conversation through exit and reporting.
Process overview only. Terms, structure and any specific opportunity are shared privately with qualified investors through definitive offering documents.
- 01
Introduction
You request access and we schedule a call to understand your goals, timeline and fit.
- 02
Eligibility
We confirm accredited investor status and exchange a mutual NDA before any project materials are shared.
- 03
Diligence
You receive the project package: budget, schedule, comparable sales, entity structure and the team delivering it.
- 04
Commitment
Subscription documents are executed through counsel, and capital is placed into the project’s own single-purpose entity.
- 05
Construction
Monthly updates cover site progress, draws and budget against actual, with photos from the field.
- 06
Exit
A sale or refinance, followed by final project accounting and distributions under the operating agreement.
- 07
Reporting
Year-end tax documents, a closeout summary and a first look at the next opportunity.
Request investor access
Information on current and upcoming opportunities is shared privately with qualified investors after an introductory conversation.