Build to sell
Develop, then exit
The project is built and sold. Proceeds, if any, are distributed to investors after project debt and costs are paid, so the return is concentrated at the end and depends on the market at the time of exit.
Investment type
SUMMIT
Own it for longer, and let time do the work.
Summit investors take an ownership position, held over the longest of the three horizons. You hold equity in real estate the company acquires, develops, owns and operates — residential, hospitality, commercial, or a specific opportunity that suits a long hold.
The return comes from what the asset produces and from what it is worth at the end of the hold, with nothing set in advance in either direction. The trade is the length of the commitment: a long horizon is what gives appreciation and equity growth time to accumulate.
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Nothing here is a projection of results. Summit investments are available only to accredited investors, whose status is verified before any investment is finalized.
Where the return comes from
Ownership, not a rate.
The development spread
The difference between what land and construction cost and what the finished asset is worth. It is earned by building, which is also why it is not assured: it depends on entitlement, cost and schedule going roughly as planned.
Appreciation over a long hold
Whatever the asset gains in value while it is owned, on top of any income once it is stabilized. Markets move in both directions over a horizon this long.
Vertical integration
Fort + Home manufactures the housing it develops, so a margin that would otherwise go to a third-party builder can stay inside the project. Whether it does depends on how the affiliate prices its work — the same group sits on both sides, and the fees and compensation payable to affiliates are described in the offering documents.
None of the three is guaranteed. A development can be delayed, cost more than planned, or be worth less than modeled at exit, and an investor can lose capital. Verify your accredited status →
Current investments
Open investments.
Summit projects open individually rather than continuously. Each one states its structure, horizon and documents on its own offering page.
Summit projects are not listed here.
Development projects are shown to verified investors rather than published, so this page describes the type rather than listing what is open. Verifying in advance means you see a project when one is available.
Verify Your Status- You are notified firstVerified investors are notified when a Summit project opens.
- You see the full termsThe project, the structure, the horizon and the offering documents, before you commit anything.
- You talk to the developerNot a call center. The people who entitle, build and deliver the project.
How it is structured
Two ways a hold ends.
Build to rent
Develop, then hold
The project is built and retained as income-producing property. Cash flow begins only once it is leased and stabilized; stabilization may take longer than planned or may not be achieved, and the horizon extends accordingly.
Questions
What investors ask.
What do I actually own?
An equity interest in the entity that develops the project, rather than a note or a loan. You are an owner of a development, you share in what it produces, and you receive a Schedule K-1 each year reflecting your share; its timing depends on the project. Nothing on this page is tax advice. Tax treatment depends on your individual circumstances, deductions may be limited, and depreciation may be recaptured on sale. Consult your own tax advisor.
When does it pay?
Usually not during construction. A development produces nothing until it is either sold or leased and stabilized, so distributions are back-weighted and their timing depends on the project rather than on a schedule set in advance. There is no assurance any distribution will be made.
What are the main risks?
Entitlement and permitting can take longer than planned. Construction can cost more than budgeted. Lease-up can be slower than modeled, and the market at exit may be worse than at entry. A project also depends on obtaining and keeping construction and permanent financing, which may be unavailable, cost more than modeled, or be withdrawn. A project may need capital beyond the original raise, and an investor may be diluted or asked to fund more. An ownership position sits behind any debt on the project, so a loss falls on equity first, and an investor can lose some or all of the capital invested.
Do Fort + Home affiliates participate in the projects?
Yes. Fort + Home affiliates act as sponsor, manager, developer and builder, and the group manufactures the housing it develops. The same group therefore sits on both sides of construction contracts and management agreements. That is a structural conflict rather than an incidental one, and there is no assurance any such arrangement was negotiated at arm’s length. These relationships create conflicts of interest, including fees and compensation payable to affiliates, which are described in the offering documents for each investment.
Who can invest?
Verified accredited investors, whose status is verified before any investment is finalized. Investors have no right to participate in management and rely on the sponsor to entitle, build and deliver the project. This page is informational and is not an offer to sell or a solicitation of an offer to buy any security.
Connect with us
Talk to the people who own and operate the assets.
A straight conversation about how a development is underwritten and whether a long horizon fits what you are trying to do.
For accredited investors.
All three types
If this is not the right fit.
This page is informational and is not an offer to sell or a solicitation of an offer to buy any security. Any offer is made only through the offering documents for a specific investment, which must be read in full, including the risk factors.
Statements about horizon, structure or how a return is produced are forward-looking and describe an investment type, not a promise about any particular investment. Nothing on this page is a projection of results, and there is no assurance that any distribution will be made or that a project will be completed as described.
Fort + Home affiliates act as sponsor, manager, developer and builder, and the group manufactures the housing it develops. These relationships create conflicts of interest, and there is no guarantee that any related arrangement was negotiated at arm’s length. The documents for each offering describe them.
A long-term ownership position is speculative and illiquid, and is paid after any debt on the asset. There is no public market for these interests, no secondary market and no redemption right, and capital cannot be redeemed on demand; investors should be prepared to hold for the full term stated in the offering documents, and an investor may lose some or all of the capital invested.
Past performance is not an indication or guarantee of future results. Fort + Home Capital and its affiliates are not registered as broker-dealers or investment advisers.