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Hardgate Capital

Hardgate Capital

Acquisition criteria

Commercial and industrial infill of 3.0 to 15.0 contiguous acres in Travis County, TX and Wake County, NC, bought direct and off-market with our own capital.

Investment Mandate

Commercial land where the zoning outruns the improvements.

Hardgate Capital acquires under-improved commercial parcels in two Sunbelt corridors where entitlement reform and population growth have outpaced the built environment. We underwrite the land, not the building on it, and we close on our own balance sheet.

Read the firm’s thesis

Outside mandate

  • Single-family lots and residential subdivisions
  • Sites under 3.0 contiguous acres
  • Rural land outside the Austin and Raleigh-Durham metro areas
  • Stabilized assets priced on in-place income

Acquisition Criteria

Four criteria. Every site is screened against each.

Indicative parameters. Every site is underwritten on its own terms.

Asset Class

  • Commercial / Industrial Infill
  • Outdated Improvement Acreage
  • Covered Land Plays

Acreage Footprint

  • 3.0 to 15.0 Contiguous Acres
  • Single Parcels or Adjacent Assemblages
  • Existing Income Tolerated, Not Required

Zoning Profiles

  • High-Density Multifamily (By-Right / SB 840 Compliance)
  • Mixed-Use Downtown Core
  • General Commercial Transitions

Transaction Structure

  • Direct Off-Market Acquisitions
  • Joint Venture Assemblages
  • Cash Purchase Agreements

Strategy

Why counterparties transact with us.

Three structural advantages, applied to every site we pursue.

Data-Driven Site Selection

Proprietary spatial and municipal zoning analytics identify structural value mismatches before a site is ever listed. We arrive with the parcel, the entitlement path and the number already underwritten.

Unencumbered Capital

Direct liquidity for earnest money deposits and rapid closing capability. No syndication period, no financing contingency, no committee between a signed letter of intent and funded escrow.

Institutional Discretion

Private transaction execution without public market disruption or prolonged exposure. Tenants, neighboring owners and the wider market learn of a sale on the seller's timetable, not during a marketing process.

Execution

Representative timeline. Diligence runs under the letter of intent; the deposit is hard at signing.

  1. Day 0

    Letter of intent

  2. Day 0–21

    Title, survey and site diligence

  3. Day 21

    Purchase agreement; non-refundable deposit

  4. Day 30–60

    Funded close