The Development Process

Pine Cone’s Development Project Management service provides a complete, structured system to manage real estate development projects from acquisition to final disposition. Built around our proprietary 17-Step Development Framework, it offers tailored online tools at every stage, including custom schedules, investment analyses, cost estimates, and sustainability tracking. This service equips developers, property owners, and project managers with a clear, organized structure to control risk, manage costs, track progress, and align with sustainability objectives. Delivered entirely online, it allows clients to oversee their projects independently with precision and confidence.

Pine Cone 17-Step Full Development Approach & Schedule

1. Market Research

Jan 1, 2025 – Jan 30, 2025

  • 📅 DEV Schedule

  • 🗂️ Business Canvas (Risk/Cont. Plan)

2. Preliminary Development

Jan 31, 2025 – Mar 16, 2025

  • 🏙️ City Master Plan Analysis

  • 📐 Contextual/Concept Massing

  • 📊 Pro Forma (Investment Risk)

  • 📏 DEV Estimates

3. Contract Acquisition

Mar 17, 2025 – Apr 15, 2025

  • 📊 Evaluate Acquisition Contract (Pro Forma)

4. Due Diligence

Apr 16, 2025 – May 30, 2025

  • 🔍 Site Analysis

5. Schematic Design

May 31, 2025 – Jun 29, 2025

  • 🧱 Foundation Systems

  • 🏗️ ABC Structural Considerations

  • 🌳 Landscape Design

  • 🌍 Climate Action Plan

  • ♻️ LEED Tracker

  • ♿ Accessibility

6. Entitlement

Jun 30, 2025 – Aug 28, 2025

(N/A)

7. Final Land Acquisition

Aug 29, 2025 – Sep 27, 2025

  • 📊 Evaluate Final Acquisition (Pro Forma)

8. Design Development

Sep 28, 2025 – Nov 26, 2025

  • 📅 DESIGN Schedule

  • 📏 DESIGN Estimates

  • ♻️ LEED Tracker

9. Investor Pitch

Nov 27, 2025 – Dec 26, 2025

  • 🎯 Pitch Essentials

10. Permitting

Dec 27, 2025 – Feb 9, 2026

(N/A)

11. Preconstruction

Feb 10, 2026 – Apr 10, 2026

  • 📅 CONS Schedule

  • 📏 CONS Estimates

12. Construction Loan

Apr 11, 2026 – May 10, 2026

  • 📊 Evaluate Construction Loan (Pro Forma)

13. Construction

May 11, 2026 – Nov 6, 2026

  • ♻️ LEED Tracker

14. Post-Construction

Nov 7, 2026 – Dec 6, 2026

  • ♻️ LEED Tracker

15. Permanent Loan

Dec 7, 2026 – Jan 5, 2027

  • 📊 Evaluate Permanent Loan (Pro Forma)

16. Operation

Jan 6, 2027 – Jan 4, 2037

(N/A)

17. Disposition

Jan 5, 2037 – Feb 3, 2037

  • 📊 Evaluate Market Exit Conditions (Pro Forma)

Part Of Our Development Process Resource Guide

001. Market Research

- Identify & vet potential sites
- DEV. project scope, milestones, schedule, risk/contingency plan
- [UrbanMetrics📊] Economic & market study

002. Preliminary Development

- Master planning (identify nearby development benefits)
- Contextual & Concept Massing Design
- Size unit mix, amenities, BoH, retail, SF
- Pro Forma (DEV. Est., Risk)

003. Contract Acquisition

- Engage SELLER [DC Holdings★]
- [SureTitle🗝️] Escrow
- Pay PSA Deposit (💲)
- [MetroValuations📏] Appraisal
- [CBRE🧭] Broker

004. Due Diligence

- Environmental [EnviroCheck🌿]
- Geotechnical [GeoSolutions🌎]
- Survey [SurveyPro📐]
- Traffic [CivicImpact🚦]
- Historical Study [Heritage🗿]
- Title Review [SureTitle🗝️]

When you are ready to work with Pine Cone or request support at a specific stage, we invite you to submit a few preliminary details, such as the site address, proposed unit count, project type, early assumptions, or any concept plans, sketches, or schematic documents you may have prepared. This allows us to quickly evaluate your project’s needs, assess opportunities, and identify the right services to support your objectives. Once received, our team will schedule a direct consultation to review your goals, discuss next steps, and outline how our development framework can guide your project forward.