How many units can you build? What state and local incentives apply?
We help you evaluate South County sites before you spend capital on diligence. We speak developer language and prepare complete packages that answer both questions: realistic unit pathways, base zoning, State Density Bonus Law, local municipal incentive programs, and parking relief.
National City · Chula Vista · San Diego · Lincoln Park · Logan Heights · Lemon Grove · Spring Valley
Most brokers send an address and a price. We prepare packages that speak developer language.
When you evaluate a development parcel in South County, you are looking for decisive answers: How many units can you actually build on this site? And what state, local, and municipal incentives apply to make the numbers pencil?
Answering that requires more than a flyer. It takes a disciplined breakdown of base zoning, FAR, height allowances, State Density Bonus Law (DBL), AB 2011 commercial eligibility, SB 423, municipal programs like Complete Communities, and AB 2097 parking waivers. You need to know what the parcel can achieve, what overlays restrict it, and what the unit pathways look like before committing weeks of feasibility time.
That is why we prepare complete site packages. We pull together the municipal records, calculate realistic unit pathways, verify existing site conditions, and cite every source so your acquisitions team can evaluate the site in hours, not weeks. You still run your underwriting. You just don't start from scratch.
Unit Pathways
Base zoning plus State Density Bonus and municipal incentive pathways modeled with clear assumptions.
State & Local Incentives
We track AB 2011, SB 423, Complete Communities, and local bonus rules across 5 South County jurisdictions.
Complete Packages
Zoning code citations, setback standards, transit overlays, utility notes, and comps prepared upfront.
1,600+ Owners On Site
Direct relationships with long-time South County property owners, walked on foot and sourced off-market.
What's in our site evaluation package
We prepare packages tailored to how developers evaluate land. Here is the key information we analyze on every parcel to answer your unit count and incentive eligibility.
Property snapshot & site metrics
APN, lot size and dimensions, frontage, alley access, utilities, existing structures, and whether the parcel delivers vacant or occupied.
Base zoning & municipal standards
The base zone, general plan designation, allowable FAR, height limit, setbacks, and direct municipal code citations linked for quick verification.
Unit pathways & capacity calculations
Answering how many units you can build: base zoning count, State Density Bonus Law stacking, and affordable set-aside thresholds modeled clearly.
State & local incentive mapping
Which programs apply: AB 2011 commercial conversion, SB 423 ministerial pathways, SB 684 small-lot, Complete Communities, or municipal density bonuses.
Transit priority & parking relief
Transit Priority Area (TPA) and Sustainable Development Area (SDA) qualification, AB 2097 parking minimum exemptions, and trolley proximity.
Overlays & physical constraints
Fire severity, FEMA flood, airport land use (ALUCP), coastal zone, steep slopes, and utility easements that affect the buildable footprint.
Existing units, tenancy & replacement
Current occupancy, SB 330 replacement unit mandates, and local tenant relocation requirements flagged early so they are factored into your budget.
Demolition & historical review
Structure age (45-year rule) and whether historical review or CEQA clearance is required before demo permits.
The block & development pipeline
Active permits, recent approvals, and pipeline developments on the corridor that validate density on the street.
Comparable sales & citations
Land, teardown, and finished project sales to help you evaluate residual land value, with every code clause linked to public records.
We speak developer language. What's not in the package: an artificial pro forma.
You know your construction costs, capital structure, and targeted returns better than anyone. We don't guess your underwriting. We provide the hard land-use data, unit calculations, and incentive roadmaps so your team can evaluate feasibility with confidence.
The rulebook: How we determine unit count and incentives
In California, answering "how many units can I build" is never a single number. It is the base zone, plus state and municipal incentives the parcel qualifies for, minus the constraints of the site. Here is the framework we work through for you.
Housing law in California changes every year. We check current status on each site, and we tell you what we couldn't confirm.
The best development sites in South County aren't on a listing service.
They're a boarded-up house on a corner lot in National City. A vacant commercial parcel behind a chain-link fence in Logan Heights. An owner in Lincoln Park who's been getting lowball letters for ten years and stopped opening them.
We find them the slow way. Seddu walks these neighborhoods on foot: GPS pinning parcels, checking alley access, knocking on doors, and meeting property owners in person. Plenty of brokers look at South County from a laptop. We get out of the car.
Why that matters to you
Because we speak developer language, we know which parcels have hidden density potential under state and municipal incentive laws before the owner even thinks about selling. When we bring you a site, it comes with a prepared package and an owner ready for a real conversation. That is how deals close.
We bring the owner to the table. We don't distribute owner lists, and we don't work with buyers who want to bypass the relationship. That is why owners keep talking to us, and why you get the first look.
Packaged sites available now
Every site we market comes with a prepared evaluation package detailing unit pathways, zoning, and incentives. Request a package below.
436 S Willie James Jones Ave, San Diego 92113
[[LOT SIZE]] sf lot · Delivered vacant · Offered at $649,000
Directly across from a brand-new 19-unit condo community that's changed the street.
4865 Franklin Ave, San Diego 92113
[[LOT SIZE]] sf lot · [[VACANT OR OCCUPIED]] · Offered at $550,000
Existing house is a likely teardown. Priced as a development site.
Straight talk about our lane
What we are
- •Brokers who speak developer language and do the research first
- •Package preparers who calculate unit pathways and cite applicable code sections
- •Incentive trackers across state, local, and municipal housing programs
- •A head start on your acquisitions and feasibility diligence
- •Your direct connection to owners who do not answer mailers
What we aren't
- •Entitlement attorneys, land-use consultants, or architects
- •The final authority on what the city or building department will permit
- •A replacement for your team's independent due diligence
- •Developers competing with you for the parcel
Everything in our packages comes from public records, verified codes, and our own time in the field. It is designed to help you answer how many units you can build and what incentives apply, so you can make informed decisions faster. Your team verifies. We make sure you are starting from solid data.
How we work with developers
Tell us what you build.
Product type, unit range, submarkets, and incentive programs you use.
Get first look.
When a parcel fits, you get the complete evaluation package before it goes anywhere else.
Walk it and verify it.
Tour the parcel with us, review our code citations and calculations, and run your model.
We handle the owner side.
We keep the seller informed and steady from letter of intent to closing.