Questions from sellers and brokers

Hardgate Capital is a private real estate investment firm that buys under-improved commercial and industrial infill land in Austin and Travis County, Texas, and Raleigh-Durham, with a focus on Wake County, North Carolina. We look for 3.0 to 15.0 contiguous acres, as one parcel or an assemblage, in transactions of roughly $10 million to $75 million, where zoning supports high-density multifamily or mixed-use development. We underwrite the land, not the existing building, and transact with our own capital.

We do not pursue single-family lots or residential subdivisions, sites under 3.0 contiguous acres, rural land outside the Austin and Raleigh-Durham metro areas, or stabilized assets priced on their in-place income. Tracts larger than 15 acres and deals outside the $10 million to $75 million range also sit outside our stated parameters. The criteria are indicative, though, and every site is underwritten on its own terms. If you are unsure, send the parcel ID.

A buyer. Hardgate Capital acquires land for its own account and transacts with its own capital. We do not provide brokerage, legal or tax services, and nothing on our site is an offer to purchase a specific property. We encourage every seller to work with their own attorney, tax advisor and, if they choose, a broker.

Yes. A broker representing an owner can submit a site through the portal or by email, and a principal reviews it the same way as a direct submission. Submissions are non-exclusive. No brokerage commission, finder's fee or other compensation is owed by Hardgate Capital because of a submission or introduction unless it is set out in a separate written agreement signed by us, so we suggest raising compensation at the start. Anyone who submits a site represents that they own it or are authorized by the owner to share the information.

A principal reads the submission and supporting materials within 24 hours. If the site fits the mandate, we underwrite it at the site level, confirming zoning, the entitlement path, utilities and comparable land trades against our own data. A qualified site receives a written letter of intent stating price, deposit and closing timeline. The most useful materials are the owner or entity name, the parcel ID or address, market and acreage, current zoning and improvements, pricing expectations, and any letter of intent, offering memorandum or survey.

Our representative timeline is a letter of intent on day 0, title, survey and site diligence through about day 21, a purchase agreement around day 21, and a funded close between day 30 and day 60. Non-contingent, as we use it, means diligence is done under the letter of intent, before the purchase agreement is signed. The agreement carries no financing contingency, and the deposit is hard at signing, meaning it is non-refundable except as the purchase agreement provides. A letter of intent states proposed terms; no binding commitment arises until a definitive written agreement is signed by both parties. Actual timing depends on the site, title and survey, and the seller's needs.

We treat submissions as strictly confidential. They are shared only with our principals and, where required to evaluate or complete a transaction, with our attorneys, title and escrow companies, surveyors, lenders and other professional advisors, each bound by a duty of confidentiality. Our hosting and email providers process information on our behalf and only on our instructions, and we may disclose information where required by law. We do not sell personal information or use submissions for advertising. The Privacy Notice has the full terms.

Yes. Existing income is tolerated but not required. We price the land and its zoning, however, not the rent roll, so stabilized assets priced on in-place income are outside our mandate. Lease terms, including expirations and any termination rights, matter to a redevelopment timeline and are reviewed during diligence under the letter of intent. Tenants learn of a sale on the seller's timetable.

Our mandate covers Austin and Travis County, Texas, and Raleigh-Durham, with a focus on Wake County, North Carolina. Rural land outside those two metro areas is excluded. The submission portal accepts sites in other markets, but they fall outside our current criteria. Our criteria are indicative and may change without notice.