A PARTNER-LED FIRM RALEIGH, NC  ·  [email protected]
TILLSTONE
LAND SOLUTIONS

Land development & project management, earned from the ground up.

CONSTRUCTION MANAGEMENT · LENDER SERVICES · DEVELOPMENT ADVISORY
$750M+
LAND DEVELOPMENT COSTS MANAGED
10,000+
LOTS DELIVERED
3,000+
UNITS ENTITLED
SERVICESI.

What we do.

Our partners have managed civil site work crews from the contractor side, estimated public and private bid projects for one of North Carolina’s largest firms, directed land development for the Triangle’s biggest homebuilder, and entitled thousands of units across the Carolinas.

SELECTED EXPERIENCEII.

The work behind the numbers.

N° 01 — CONSTRUCTION MANAGEMENT
Master-planned community aerial

Lennar — Raleigh Division Land Development Program

TRIANGLE, NC · 10,000+ HOMESITES

Direction of all land development for a top-3 national homebuilder’s Raleigh division — contract bidding, budget and schedule management, and contractor coordination across a $140M annual spend.

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N° 02 — FULL SUITE
Bluejack Falls site plan

Bluejack Falls

RALEIGH, NC · 1,200 UNITS · 300 ACRES

Two raw-land parcels strategically combined and rezoned as a major subdivision — a 1,200-unit master-planned community integrating open space, trails, parks, and mixed residential product.

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N° 03 — DEVELOPMENT MANAGEMENT
The Wilds at Cedar Mountain aerial

The Wilds at Cedar Mountain

ASHEVILLE, NC · 425 UNITS · 90 ACRES

Three product types — 80 single family homes, 133 townhomes, and 212 multifamily units — across 90 acres, with trails, a clubhouse, and mountain views throughout.

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CONTACT

Let’s discuss your project.

Start with a conversation about scope, schedule, and budget.

GET IN TOUCH
SERVICES

What we do.

Construction management, lender services, development management, and project controls — every discipline of land development, delivered by partners who have earned it from the ground up.

01
CONSTRUCTION MANAGEMENT

Construction Management

Value engineering, contract bidding, and construction oversight that pay for themselves. Our bidding process and scheduling management routinely saves meaningful horizontal cost — savings that can exceed the cost of the engagement.

  • Value engineering
  • Contract bidding & procurement
  • Schedule management
  • Construction oversight
  • Cost control & budget management
  • Contractor & builder coordination
  • Civil coordination
  • Survey coordination
02
LENDER SERVICES

Lender Services & Project Oversight

Independent construction oversight for banks and capital providers — from a team that knows what dirt work should cost, because we’ve priced it, bid it, and built it.

  • Construction loan monitoring
  • Draw review & certification
  • Budget & schedule validation
  • Monthly progress reporting
  • Contingency tracking
  • Completion-risk assessment
  • Distressed & workout support
03
DEVELOPMENT MANAGEMENT

Development Management (Full Suite)

End-to-end management of the development process — from the first site walk through delivered lots. We manage the work as if the deal were our own, because on our own projects, it is.

  • Site selection & due diligence
  • Acquisition analysis & underwriting
  • Entitlement & rezoning management
  • Permitting management
  • Market & absorption analysis
  • Design & construction administration
  • Civil management services
  • Owner’s representation & staff augmentation
04
PROJECT CONTROLS

Project Controls

Not a service you buy — the discipline woven through every engagement: schedules that hold, budgets that reconcile, and cost analysis that catches drift before it compounds.

  • Project planning & scheduling
  • Schedule oversight & analysis
  • Cost estimating & analysis
  • Budget management
  • Value optimization

Tell us about your project.

Every engagement starts with a conversation about scope, schedule, and budget.

CONTACT US
EXPERIENCE

Every discipline of land development.

Construction management at production-builder scale. Publicly bid civil work. Master-planned communities carried from entitlement through delivery. Each engagement below states the discipline applied and the role held.

PROJECTSI.

Recent Projects

Selected engagements, recorded in full. Select a plan to open the record: the conditions at the outset, the services applied, and the result delivered.

Bluejack Falls site plan exhibit Bluejack Falls grading progress aerial
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N° 01 — FULL SUITE

Bluejack Falls

RALEIGH, NC (WAKE COUNTY) · SINGLE FAMILY · MULTIFAMILY · APARTMENTS
UNITS
1,200
ACRES
300
SITUATION

Two raw-land parcels in Raleigh. No unified plan, no entitlement.

SERVICES DELIVERED
  • —Directed a $70M-plus sitework program from entitlement through construction
  • —Secured 18 easement acquisitions and negotiated developer agreements with adjacent owners for scheduling and pricing efficiencies
  • —Engineered offsite road improvements to NCDOT standards
  • —Guided the site through rezoning and a multiphase entitlement process, with individual construction-document sets per phase
  • —Sequenced construction against conditions of approval — including traffic-impact timing and a phased first-lot delivery to a national homebuilder that reduced carry costs
  • —Balanced earthwork by importing fill from a nearby project and maximized density in every phase
OUTCOME

Combined and rezoned as a major subdivision: a 1,200-unit master-planned community across 300 acres.
River Mews Estates site plan River Mews Estates grading progress aerial River Mews Estates mass grading
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N° 02 — ENTITLEMENT & DEVELOPMENT

River Mews Estates

CLAYTON, NC (JOHNSTON COUNTY) · SINGLE FAMILY · TOWNHOMES · MULTIFAMILY
UNITS
825
ACRES
275
SITUATION

275 acres in Clayton, NC — Johnston County’s fastest-growing city — carrying entitlement risk on unannexed county land.

SERVICES DELIVERED
  • —Negotiated a complex developer agreement that reduced impact fees through park and greenway dedication
  • —Carried the site through a contested conditional rezoning with neighbors, town staff, council, and mayor — securing target density and product mix with minimal developer impact
  • —Managed successive major and minor site-plan modifications and product shifts to keep pace with a changing market
  • —Balanced cash flow against builder takedown obligations through a just-in-time, sub-phased takedown model
  • —Led the full zoning, design, MEP, and engineering effort to adaptively reuse an existing building as a world-class community amenity
  • —Resolved unpermitted impacts left by the prior owner with the Army Corps of Engineers — removing existing ponds and completing a full stream restoration
OUTCOME

PUD approval secured and the land annexed prior to purchase, de-risking entitlement before closing. The master-planned neighborhood will deliver 825 units of single family, townhomes, and multifamily housing.
The Wilds at Cedar Mountain aerial The Wilds pool and clubhouse The Wilds pickleball courts The Wilds mountain overlook The Wilds site plan
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N° 03 — DEVELOPMENT MANAGEMENT

The Wilds at Cedar Mountain

ASHEVILLE, NC (BUNCOMBE COUNTY) · SINGLE FAMILY · TOWNHOMES · MULTIFAMILY
UNITS
425
ACRES
90
SITUATION

Steep, elevation-driven mountain terrain in a demanding municipal environment, further complicated by the shifting impacts of Hurricane Helene — developed simultaneously for three distinct end users: a for-sale builder, a multifamily builder-developer, and a build-for-rent operator.

SERVICES DELIVERED
  • —Navigated a complex municipality to the developer's desired entitlements
  • —Managed the land-development and entitlement needs of all three end users
  • —Structured the governing HOA and REOA documents to serve each end user
  • —Designed and delivered an amenity package of trails, parks, pools, and pickleball
  • —Applied multiple sitework strategies to minimize foundation and retaining-wall costs against the topography — a significant savings to the developer
OUTCOME

A blend of three distinct product types — 80 single family homes, 133 townhomes, and 212 multifamily units — set across 90 acres in the Asheville market, with pristine walking trails, a clubhouse, and spectacular mountain views.
Fountain Inn aerial
N° 04 — DEVELOPMENT MANAGEMENT

Fountain Inn

FOUNTAIN INN, SC (GREENVILLE COUNTY) · SINGLE FAMILY
UNITS
288
ACRES
93
SITUATION

A landlocked 93-acre parcel in Fountain Inn, SC — one of Greenville County’s fastest-growing communities — balancing density against a 31-acre nature preserve and water management requirements.

SERVICES DELIVERED
  • —Secured rezoning and entitlements for a landlocked site
  • —Assembled the primary access road through multiple easements, utility relocations, and agreements with neighboring owners
  • —Obtained secondary emergency access via an easement within the adjacent HOA
  • —Tailored the site plan to minimize the impact of rock identified on site
  • —Carried the project to final plat with an engineering partner before handing off to a regional homebuilder
OUTCOME

A master-planned single family community incorporating a 31-acre nature preserve, sidewalk and trail system, amenity building with pool, pickleball courts, community garden, and thoughtfully designed water management features.
Carolina Springs master plan Carolina Springs townhomes aerial Carolina Springs pool and clubhouse Carolina Springs playground
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N° 05 — DEVELOPMENT MANAGEMENT

Carolina Springs

APEX, NC (WAKE COUNTY) · SINGLE FAMILY & TOWNHOMES
UNITS
800
ACRES
200
SITUATION

800 units of single family homes and townhomes in Apex, North Carolina, carried against an overall site budget of $100,000,000+.

OVERSAW THE FOLLOWING
  • —Developer Agreement
  • —Coordinated and consulted on a plethora of offsite improvements which required multiple partnerships with multiple entities including the collaboration in the construction of an elementary school
  • —Oversaw delivery of all lots
  • —Coordination of offsite utilities and pump stations to allow the opening of the school within its timeline
  • —Required bridge over a large stream crossing
  • —Overall site budget was $100,000,000+
ADDITIONAL PROJECTSII.

Further engagements

PROJECT LOCATION PRODUCT UNITS ACRES DISCIPLINE Lennar — Raleigh Division Program Triangle, NC Single family production 10,000+ homesites — Construction Management Pinners Cove Asheville, NC Single family · Townhomes · Duplexes 267 120 Entitlement, CDs & Platting Management
WORK WITH US

The same services, on your project.

Construction management, lender oversight, or the full development suite — delivered by the partners behind the work above.

DISCUSS YOUR PROJECT
OUR STORY

Every seat at the development table.

We have worked every side of the development table — excavating crews, public bid rooms, the land development division of a national homebuilder, and communities of our own. Every seat taught the same lesson: the quality of project oversight varies widely, and the gap is expensive.

So we built the firm we felt the market was missing: an owner’s rep that has actually been the owner, and understands why every nuance of a project matters. Tillstone brings principal-level experience to developers, owners, and lenders — because better experience means better value creation on every project we touch.

Tillstone partners reviewing plans on a jobsite
PARTNERS ON SITE
THE NAME

Tillstone — the bedrock a foundation is set on. Our partners sit at the intersection of owners, lenders, builders, and municipalities, tying every piece of a development together from first walk of the property to final closing.

$750M+
LAND DEVELOPMENT COSTS MANAGED
10,000+
LOTS DELIVERED
3,000+
UNITS ENTITLED
PARTNER TRACK RECORD ACROSS PRINCIPAL & EXECUTIVE ROLES
CREDENTIALSI.

Where the numbers come from.

LENNAR — RALEIGH DIVISION

Directed land development at production-builder scale

Direction of all land development for a top-3 national homebuilder’s Raleigh division: 10,000+ homesites, a $140M annual land development spend, a division delivering 2,400+ homes a year.

BARNHILL CONTRACTING

Estimated and bid public civil work

Publicly bid federal, state, NCDOT, and commercial projects in excess of $10 million — estimated, bid, and managed for one of North Carolina’s largest contractors.

THE CAROLINAS

Entitled 3,000+ units across the Carolinas

Units acquired, entitled, or developed from raw land through approval — consensus built with planning boards and councils throughout the region.

LEADERSHIPII.

Four partners, one network.

Every partner has originated and executed deals across the Carolinas and beyond.

Landon Walls

PARTNER, CONSTRUCTION MANAGEMENT

Landon Walls has spent his career on every side of the contract. Raised in his family’s excavating business, he ran crews, graded sites, and installed utilities before joining Barnhill Contracting — one of North Carolina’s largest contractors — where he estimated, bid, and managed public bid federal, state, NCDOT along with commercial projects of large scale and complexity. In 2015 he crossed to the owner’s side at Lennar, rising to Director of Land Development for the Raleigh division: 10,000+ homesites delivered, individual projects exceeding 1,000 units and $100 million+, and a team that delivered 2,500+ homes in 2023 alone.

At Tillstone, Landon leads construction management — delivering clients contractor’s pricing, a builder’s pace, and an owner’s accountability.

Daniel Perkins

PARTNER, DEVELOPMENT SERVICES

Daniel Perkins has spent 20 years as a private developer — acquiring, entitling, and building master-planned communities and delivering entitled & finished lots to national and regional homebuilders. He has entitled more than 3,000 units on projects ranging from 90 to 300 acres. Additionally, as an owner and developer, he has also delivered more than 1,000 multifamily and build-to-rent units. Known for building consensus among planning boards, councils, and community stakeholders, he brings a designer’s eye and an approvals record to every land plan.

At Tillstone, Daniel leads development services: the full arc of a project, from site control through delivered lots.

Joey Brehm

PARTNER, LAND & MARKET STRATEGY

Joey Brehm has spent more than a decade as a private developer in land markets, closing over $70 million in land acquisitions and guiding site selection, rezoning, and entitlement across thousands of units. His network and submarket knowledge determine where projects begin: identifying the site, running due diligence, testing absorption and product fit, and confirming the market before capital is committed.

At Tillstone, Joey leads land and market strategy: acquisition due diligence, market and absorption analysis, and land positioning for developers and capital partners.

Drew Levin

PARTNER, UNDERWRITING & LENDER SERVICES

Drew Levin has spent 20 years as a private developer, capitalizing more than $500 million in debt and equity for real estate acquisitions and development. He has structured and closed financing across the full spectrum of capital sources — HUD, Fannie Mae, traditional banks, and private lenders — underwriting acquisitions, building development budgets, and managing capital from closing through delivery. That borrower’s-side fluency is the foundation of Tillstone’s work for banks and capital providers: he has built the budgets lenders lend against, and reported against them through every phase of construction.

At Tillstone, Drew leads underwriting and lender services: construction loan monitoring, draw review and certification, budget and schedule validation, and completion-risk assessment.

WORK WITH US

Let’s discuss your project.

Whether you’re delivering lots or funding them — a partner will respond directly.

GET IN TOUCH
CONTACT

Start the conversation.

Whether you’re building a community or financing one — reach out and a partner will respond directly.

Partner-led, always.

Tillstone is a partner-led firm — when you reach out, you’re talking to a principal, not a business development layer.

GENERAL INQUIRIES
[email protected]

For Lenders, Capital Partners, Developers & Owners

Construction management, development management, lender oversight, feasibility, and owner’s representation — tell us where your project stands and what it needs.

TELL US ABOUT YOUR PROJECT →

Tell us about your project.