How do we manage capital?

The land was originally slated for a high school as the town continued to grow; however, the district found itself in need of raising capital, and the school board identified this prime site as an ideal asset to sell- but they would not sell it to just anyone. With numerous parents and stakeholders involved and invested in the district’s decisions, maintaining their high standards and holding true to their reputation was paramount. After entertaining multiple offers, the superintendent and the board chose Fraser to undertake a significant development, confident in the Fraser team’s dedication to relationships and stewardship.

From the beginning, Fraser committed to upholding the district's esteemed image. We assured them that the development on this property would be something they could proudly stand behind, preserving the trust of parents and community members alike. The importance of this project was underscored by the active involvement of the school district’s superintendent, who attended every public meeting ensuring that the development aligned with the district’s values and expectations.

One of the pivotal aspects of Wellspring's success was navigating the concerns of neighboring residents and other developers in the area. Prosper was characterized by large-lot subdivisions and master-planned communities, making any new development a subject of scrutiny. Fraser’s relational, transparent, and collaborative approach played a crucial role in addressing these concerns. A significant portion of the 100 acres was dedicated to green space, including a large pond and preserved wetlands. The commitment to honoring the natural landscape not only enhanced the aesthetic appeal of Wellspring but also provided a welcoming, wide-open-feeling, serene community for future residents. The thoughtful integration of green spaces, gathering areas, parks, and trails made Wellspring a highly desirable neighborhood for families, aligning with the district's vision of creating a community-oriented development.

Fraser had the took advantage of an opportunity to pay investors back at a premium return by selling the property and its vision yet remaining active in the construction, management, and delivery of the community. We also continued to maintain the relationship with the school and neighboring homeowners. Homes in Wellspring have been selling at a rate of 2.5 times faster than originally forecasted, the home sales price has tripled from the forecasted pricing. Wellspring is now filled with families enjoying the vision set forth by Fraser for the community

Often, the Fraser team is approached by an investor who requests our assistance in finding a development opportunity for him or her to invest in. That was the beginning of Saddle Creek. After many meetings to ensure we understood our investor’s hopes, expectations, and vision, we went to work. We did substantial market research and studied several communities in North Texas- that work led us to Prosper, Texas. We identified an ideal site in Prosper owned by a long-time Prosper family who decided to sell their land after generations. We wanted to ensure our investor would get the returns he expected and the development he had envisioned, and the family wanted to ensure that their land was transformed in a way that upheld their reputation and met the high standards of the then-small-but-growing Prosper. But, this was not just about selling their land for the family, and it was not just about making a return for our investor- for both, it was about making a mark and leaving a legacy. Our investor and the land owners both wanted a development partner who would honor their heart and bring a vision to life. The Fraser team had the relationships, the experience, and the values that aligned with those hopes. They also brought the understanding of the important balance between maximizing land value for this family while ensuring a well-planned, quality development that served the town well and ushered in the growth that was barreling north.  

At the time, Prosper was an emerging town on the outskirts of Dallas, poised for growth- but known for its sprawling acre+ lot developments. Fraser faced the formidable task of satisfying the landowner and the town while creating a development that builders really wanted to build in- a development where families wanted to live. This required an enormous amount of planning, negotiating, and creative problem-solving.

Through long-standing relationships in the industry and in the town of Prosper, the Fraser team tackled one of the most complex aspects of the project: obtaining entitlements, a process that took a year. The topography of the land added opportunity and challenge, as did the need for the neighborhood to align with the town’s demands and requirements- both neighbors and town officials. Relationship-driven and true to their values, the Fraser team was diligent to engage in many community meetings and focus groups, ensuring that the voices of stakeholders were heard and respected. Bringing in an experienced engineering team who could work well with the city was crucial. Their innovative solutions and attention to detail helped to meet the city’s demands and overcome the project's numerous hurdles.

Ultimately, overcoming the hurdles that Fraser faced was found in creating a well-amenitized community that would provide opportunities for a rich life for residents. The land was well-suited for 70’, 80’, and 90’ lots, and the team knew the market was right for a well-planned community with greater density and smaller lot sizes- although this was a significant departure from what the town was accustomed to. Saddle Creek was planned with an array of features that took advantage of the natural landscape: trees and ponds created a serene environment, while greater setbacks provided privacy and space. Hike and bike trails wind through and around the community, encouraging an active lifestyle and fostering connection with nature, and the amenity center provides a place for neighbors to gather together. This was the development in Prosper where builders wanted to build. Lots were delivered ahead-of-schedule, builders sold faster than planned. And, the price point at which builders were able to sell homes in Saddle Creek increased over 150% from the first home sold to the last phase, adding tremendous value to the town of Prosper.

Today, Saddle Creek is a thriving neighborhood. Fraser’s investor earned the returns on the investment that he expected, but more importantly, the investor and the land owner were honored by the development process and both have left an indelible mark on Prosper. This successful development represents what Fraser can achieve when a project is driven by a commitment to excellence and a collaborative spirit. It is a community that has exceeded the expectations of its residents, offering an unparalleled quality of life within a thoughtful, beautiful land plan.

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North Creek is a unique- and extraordinarily successful- single-family development in McKinney, Texas that owes its success to a collaborative effort that honored the original vision of an esteemed area developer who was ready to retire and pass on his legacy. A seasoned developer, known for creating the reputable Whitley Place (North Creek being a subsequent phase) and Parkside communities among many, many others, decided it was time to sell his adjacent land. Fraser was his selected partner- being a developer with a reputation for excellence and integrity, who promised to carry forward the land owner’s vision.

The property was already entitled and had a development plan approved by the city. This plan was not just a set of guidelines but a blueprint for continuing the legacy that the land owner had built. Fraser’s commitment to this vision was paramount. One of the key challenges was addressing the flood plain and high-density aspects of the property while incorporating desirable amenities and making open spaces as usable as possible. Fraser’s approach was to create a community that met investor expectations and satisfied the concerns of surrounding homeowners who were worried about their property values. The development included well-designed open spaces, flood management solutions, and high-quality amenities that enhanced the overall appeal of North Creek.

A significant aspect of maintaining the vision was selecting the right builder. Fraser selected K. Hovnanian Homes, a stable and experienced builder with a strong reputation, to be the sole builder for North Creek. This decision provided additional reassurance that the build-out would be consistent with the quality seen in the previous phases of Whitley Place. The collaboration between Fraser and K. Hovnanian was seamless, even though it required tweaks to the design, lot layout, and amenities to ensure that the final product was in line with the original vision while also appealing to prospective homebuyers.

The homes in North Creek were designed to be symbiotic with the lots, creating a cohesive and desirable community. The emphasis was on building well-constructed homes within a good school district, complemented by usable horizontal amenities such as parks and open spaces. This thoughtful approach ensured that the homes in North Creek sold above the entry prices for surrounding neighborhoods, underscoring the quality and desirability of the development and meaning sustained- if not increased- home values in McKinney and neighboring Prosper communities. The community completely sold out within a year of initial lot delivery, making North Creek one of the top selling subdivisions in the nation for K. Hovnanian- one of the things that make North Creek extraordinarily successful. 

In addition to the single-family residential aspect, North Creek included a retail corner, further enhancing the community’s appeal and convenience. Fraser identified partners to satisfy this component, ensuring that the retail offerings would serve the needs of the residents and contribute to the overall community experience.

The tract in Gunter, Texas that became The Meadows was owned by a real estate investor who saw potential in the land but struggled to find a developer who could capitalize on its value in this small emerging North Texas community. Initially, the land owner had looked to smaller lot developers who could create the value he envisioned by planning many smaller lots with a lesser home value and many more homes- assuming that would maximize his investment return. The owner and his developer's plans for the smaller lot and the larger number of homes was rejected by the neighbors surrounding  the community and by the city of Gunter. The land's unusual topography, boundary issues, and floodplain complicated the development possibilities leaving the land owner with a property that felt under-valued, seemed unmanageable, and was surrounded by deeply-skeptical neighbors.

The land owner needed a partner who could not only calm the discontented neighbors but also navigate the myriad issues presented on the property to turn them into opportunities. Fraser stepped in with a deep understanding of the market and ultimately brought a solution that would satisfy the landowner and the community while also being very attractive to our investors.

The land owner’s expectations for the property's value were initially unrealistic given the market conditions and the land's challenges. Fraser's first task was to establish a realistic valuation and vision for the project, and the team knew transparency was critical. This required analyzing market data and aligning expectations with achievable goals to reach an equitable and fair price and a plan that would support that price. Neighbor and city relations were the next critical hurdles- the Fraser team knew well from experience that relationships with the neighbors and city officials were essential. The team did what they knew they needed to do: they went door-to-door, met with neighbors, listened to their concerns, and began to develop a vision for The Meadows. Our roll-up-the-sleeves grassroots approach was instrumental in rebuilding trust and gaining support so The Meadows could be a successful development.

The land itself posed significant planning challenges. The topography and floodplain naturally lent the property to larger lots with higher price-point homes versus extensive and expensive development requirements for more homes at a lower price. Embracing these constraints, Fraser designed a plan for 54 one-acre lots aimed at affluent homebuyers in this emerging market, turning what were previously disadvantages into unique selling features. This approach not only took advantage of the land’s natural features but also sought to accommodate and honor the preferences of the community and the city of Gunter.

Throughout the development process, Fraser worked closely with city officials and neighbors, ensuring that the project met high standards and addressed community concerns. Their transparent and collaborative approach transformed skepticism into endorsement, making The Meadows the first successful single-family development project in Gunter in over two decades. Lots were delivered to our builder partner nearly a year ahead of schedule, and lots and homes sold as fast as the builder could build them. All 54-acre lots were sold out in less than twelve months.

The Meadows has become a benchmark for future developments in Gunter. It exemplifies how Fraser’s commitment to relationships, transparency, creativity, and vision brought an opportunity for thoughtful planning, community engagement, and strategic partnership. Their approach turned a problematic property into a celebrated neighborhood. The project's success set a new standard for the city, with residents and officials alike having acknowledged it as a model for how they want their city to grow.

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