Frequently asked questions
Answers to Common
Questions
Still have questions? Schedule a call — we're happy to walk you through anything that isn't covered here.
Getting Started
What does Apex Land Fund do?
Apex Land Fund invests in land subdivision projects — acquiring larger tracts of land, subdividing them into smaller parcels, securing entitlements, making targeted improvements, and selling the finished lots to individual buyers or builders.
We partner with experienced local operators who bring market-specific expertise and execute each project on the ground. Apex independently underwrites each opportunity, oversees the investment throughout its lifecycle, communicates directly with investors, and invests our own capital alongside them.
Who can invest?
Apex Land Fund offerings are available only to verified accredited investors under Rule 506(c) of Regulation D. Accredited status can be based on income, net worth, certain professional credentials, or the qualifications of an investing entity. Because our offerings are made under Rule 506(c), accredited status must be verified before investing.
Who is this investment best suited for?
Apex Land Fund may be a fit for accredited investors who are comfortable with an expected 12–24 month investment period, do not require immediate liquidity, and are looking for passive exposure to land-based real estate.
It may be less suitable for investors who want active control, need immediate cash flow or liquidity, or are primarily seeking depreciation-driven tax benefits.
What is the minimum investment?
The current minimum investment is $50,000 per project.
You've decided you want to invest. What does the investment process actually look like, step by step?
1. Schedule a call.
Talk directly with us to get your questions answered and determine whether Apex is a fit for your investment goals.
2. Complete fund onboarding.
Register in our investor portal, complete identity and accredited-investor verification, and review and electronically sign the Apex Land Fund PPM and subscription agreement. Completing these steps does not commit you to funding the fund or investing in any specific project.
3. Review a specific opportunity.
When a new project becomes available, review the deal-specific materials, including the business plan, risks, projected timeline, investment terms, and expected exit strategy.
4. Indicate your interest.
Let us know your desired allocation. This is a soft commitment and does not obligate you to invest.
5. Complete the deal-specific investment documents.
Review and electronically sign the deal disclosure documents associated with that particular project.
6. Fund your investment.
Transfer your investment via wire or ACH using the instructions provided.
7. Follow the project.
Receive regular updates as the project progresses through execution and lot sales.
8. Receive distributions.
Distributions are generally made periodically as lots sell and capital is returned, according to the terms of the specific investment.
How the Strategy Works
Why does Apex Land Fund focus on land subdivision?
Land subdivision offers a relatively straightforward way to create value without relying on vertical construction, tenants, or heavy leverage. By acquiring larger parcels, improving their usability, and dividing them into smaller lots, we can expand the pool of potential buyers and often increase the value on a per-acre basis.
We also see attractive demand in many of the growing secondary markets where we invest. Buyers are often looking for more space, greater affordability, recreational land, or homesites within driving distance of larger population centers. At the same time, the supply of land is inherently fixed, and much of the market remains fragmented.
Each project can be underwritten around a defined business plan, buyer profile, and exit strategy before capital is committed.
How does Apex create value in a project?
Value is typically created by making the land more usable, marketable, and accessible to a broader pool of buyers.
That may include subdividing a larger tract into smaller parcels, securing entitlements, improving access, adding roads or driveways, clearing homesites, coordinating utilities, or preparing lots for sale to individual buyers or builders.
The goal is not to improve land for the sake of improving it or to maximize density at all costs. We focus on targeted improvements that we believe can increase usability, expand the buyer pool, or improve the project’s exit options
What kinds of properties do you look for?
We generally look for larger tracts of land near growing population centers where value can be created through subdivision, entitlement, or targeted improvements rather than vertical development. Most of our projects are located in the Southeast, Mid-South, or Midwest.
We focus on opportunities with a clear path to approvals, manageable improvement requirements, identifiable buyer demand, and a defined exit strategy before acquisition.
How does the fund source investment opportunities?
Opportunities are sourced primarily through relationships with experienced local land operators, brokers, landowners, and other market participants.
Those relationships can provide access to opportunities that may not be broadly marketed, while also giving us local insight into pricing, buyer demand, entitlement requirements, and execution considerations.
Why does this niche exist — why isn’t everyone doing this?
Land is a highly fragmented and localized market. Properties differ significantly by zoning, access, utilities, topography, entitlement requirements, and local buyer demand, making land less standardized than many other real estate asset classes.
Subdivision requirements also vary widely by county and municipality. What works in one market may not work the same way in another, which makes local knowledge and relationships especially important.
That complexity can create opportunities for experienced local operators who understand how to source, evaluate, improve, and market land within specific geographies.
Many subdivision projects sit in an overlooked part of the market. They are often too large or complex for individual investors to take on directly, but too small or specialized to attract meaningful institutional attention. That creates opportunities for experienced teams with the local knowledge, relationships, and execution capabilities to pursue them effectively.
What due diligence goes into vetting each deal?
Each opportunity is evaluated through three core lenses:
Entitlement path: What approvals are required, and how complex is the process?
Development level: How much capital, infrastructure, and work are required to execute the business plan?
Exit strategy: Who is the likely buyer, and how do we expect the finished property or lots to be sold?
Beyond that framework, we independently review the property and underlying assumptions rather than relying solely on the local operator’s underwriting.
Depending on the project, diligence may include title and legal access, zoning and subdivision requirements, soil and septic viability, environmental constraints, utilities, market comparables, development budgets, entitlement requirements, and the expected buyer pool.
The scope varies by project, but the goal is the same: understand the major variables before capital is committed.
Team & Track Record
What experience does the team have executing land investments?
Since 2017, our Co-Founder, Quinn McArthur, has participated in more than 145 land transactions across 35 states, including acquisitions, subdivisions, entitlement projects, and land-backed lending.
Apex Land Fund also works alongside experienced local operators who bring market-specific sourcing, entitlement, development, and sales expertise to individual projects.
We provide completed project case studies so prospective investors can review actual examples of the strategy in practice. Historical projects reflect our principals’ prior investing experience and are not the performance of Apex Land Fund. Past performance is not indicative of future results.
How do you select and vet the land operators you work with?
We evaluate an operator’s experience, completed transaction history, financial alignment, compensation structure, local relationships, and execution capabilities before partnering with them on a project.
We independently underwrite each property rather than relying solely on the operator’s projections, speak with references when appropriate, and continue evaluating operator performance throughout the life of the relationship.
Where possible, we meet operators in person, visit the property, and speak with others who have worked with them. We also conduct background checks as part of our diligence process.
Do the fund managers invest their own capital?
Yes. The fund principals expect to invest their own capital in most projects. Apex Land Fund was built in part to invest our own capital alongside our investors, which is an important part of how we think about alignment.
There may be opportunities where investor demand fills the available allocation, so we do not guarantee that the principals will invest personally in every project.
Investment Structure & Returns
How and when does the fund make distributions?
Distribution timing depends on when the underlying project begins selling lots, since distributions are made as lots sell rather than on a fixed schedule.
For a typical 12–24 month project, this usually means distributions begin later in the timeline rather than immediately after closing. We communicate expected timing for each specific opportunity before you invest and provide updates if that timeline changes.
How is the fund structured, and what will I actually own?
Apex Land Fund is structured to allow investors to choose which individual projects within the fund they want to participate in, rather than committing capital to a traditional blind pool.
As an investor, you own an interest in Apex Land Fund rather than owning the underlying land directly. Your capital is allocated only to the specific projects you elect to participate in.
The full legal structure, investor rights, and project-specific terms are described in the fund and deal documents, and we’re happy to walk through them with you before you invest.
What is a K-1, and how many will I receive?
A K-1 is a tax form that reports your share of a partnership’s income, gains, losses, and deductions for the year.
Because of Apex Land Fund’s structure, investors generally receive one federal K-1 each year they are invested in the fund, even if they participate in multiple projects, rather than receiving a separate K-1 for each project.
Tax treatment can vary by investor, so we recommend consulting your own tax advisor regarding your specific situation.
What types of accounts or entities can I use to invest?
You can invest individually, jointly with a spouse, or through eligible entities such as a trust, LLC, or partnership. Investments may also be made through certain self-directed retirement accounts, including self-directed IRAs and 401(k)s.
Eligibility and tax treatment can vary based on the account or entity, so investors should consult their own legal or tax advisor as appropriate.
Can I invest in additional projects after my initial investment?
Yes. Investors may choose to participate in additional projects as new opportunities become available. Each new project is a separate investment decision with its own allocation, terms, and deal-specific materials.
Individual projects are generally offered during a defined fundraising period until the required capital has been filled.
How does Apex Land Fund get compensated?
Apex Land Fund may earn an acquisition fee when capital is deployed into a project, as well as performance-based compensation when the project generates profits.
We structure our compensation to align our economics with investor outcomes, with a meaningful portion tied to project performance.
The complete fee, profit-sharing, and compensation structure is disclosed in the disclosure documents for each opportunity before an investor commits capital.
Risk & After You Invest
What risks do I assume as an investor?
Like any private real estate investment, Apex Land Fund investments involve risk, including the possible loss of some or all invested capital.
Potential risks include project delays, slower-than-expected lot sales, changing market conditions, entitlement or development issues, cost increases, operator execution, and limited liquidity during the investment period.
Full risk factors are described in the applicable offering documents, which investors should review carefully before investing.
Is my investment guaranteed?
No. Neither returns nor the return of invested capital are guaranteed, and investors could lose some or all of their investment.
Any projected or targeted returns are based on assumptions made at the time of underwriting and may not be achieved. Past performance is not indicative of future results.
How do broader economic conditions affect land investments?
Land values are influenced by both local market fundamentals and the broader economy. Local supply and demand, population growth, zoning, development activity, and the availability of comparable land all play an important role.
At the same time, interest rates, access to financing, employment, consumer confidence, and overall economic conditions can affect buyer demand, pricing, and how quickly land sells.
Land can respond differently to economic conditions than publicly traded stocks and bonds, but it is not immune to broader economic cycles.
Can I sell or transfer my interest in this investment?
Interests in Apex Land Fund are generally illiquid and are not intended to be freely transferable. Any transfer is subject to the terms of the governing fund documents and may require fund manager consent.
Investors should be prepared to hold their investment for the full duration of the applicable project. While projects are generally underwritten around an expected 12–24 month timeline, actual hold periods may be longer.
What happens if a project takes longer than expected or underperforms?
Not every project will perform exactly as underwritten. If lot sales or other project milestones take longer than expected, capital may remain invested longer and distributions may be delayed.
If a project falls behind plan, we work closely with the local operator to understand the cause — whether timing, execution, costs, market conditions, or another factor — and evaluate the appropriate response.
We also typically negotiate protections into the governing documents for each project that give Apex additional rights if performance deteriorates or the operator fails to meet agreed obligations. Depending on the deal, those provisions may include the ability to replace the operator, require a sale or other exit, impose economic penalties, or exercise other protective rights.
We communicate material developments directly to investors, including challenges and changes to the original plan.
What does Apex Land Fund do after the deal closes?
After closing, the local operator leads the day-to-day execution of the business plan, which may include surveying, entitlements, infrastructure improvements, marketing, and lot sales.
Apex Land Fund remains actively involved through investment oversight. We track progress against the original underwriting, budget, and timeline; participate in major decisions; and work closely with the operator if a project begins to deviate from plan.
Where project structures allow, capital allocated to future improvements may be released as milestones are completed and documented rather than funded entirely at closing.
How does the fund report performance and communicate with investors?
Investors receive regular updates on active projects, including progress against key milestones, budget, and expected timeline.
We also communicate material developments as they occur rather than waiting solely for a scheduled update. That includes challenges, delays, or meaningful changes to the original business plan.
Investors have direct access to the Fund Principals throughout the life of the investment rather than communicating through a general support line.
How are investor distributions taxed?
The tax treatment of distributions depends on the nature of the income or gain, the fund’s structure, and each investor’s individual circumstances.
Apex Land Fund does not provide individual tax advice, and investors should consult their own CPA or tax advisor regarding their specific situation.
Do investors receive depreciation or other tax benefits?
Raw land itself is generally not depreciable in the same way as buildings and other depreciable real estate improvements. As a result, investors should not expect the same depreciation-driven tax benefits commonly associated with investments in some other types of real estate.
Tax treatment varies by investment and by investor, so prospective investors should consult their own tax advisor regarding their individual circumstances.
Still have questions?
Schedule a call with our team — no obligation.
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Land subdivision investing — creating value
through acquisition, entitlement, and lot sales.
Investments are offered only to verified accredited investors under Rule 506(c) of Regulation D. All information is subject to the terms of the Private Placement Memorandum. This website is for information purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any security. All investing involves risk; targeted returns are forward-looking estimates only, are not guaranteed, and actual results may differ materially. Past performance is not indicative of future results.