Director of Land Acquisitions & Entitlements

Director Of Land Acquisitions & EntitlementWe are seeking an experienced and driven Director of Land Acquisitions & Entitlement to manage a team and lead all aspects of the residential land acquisition process from site sourcing and financial underwriting to contract negotiation and entitlement approvals. This high-impact role combines strategic execution, legal expertise, and cross-functional collaboration to drive our rapidly growing residential land development pipeline. If you thrive in a fast-paced, growth-oriented environment and have a proven ability to manage a team, source, creatively structure, and close multiple complex land acquisition deals ranging from 50-lot tracts to multi-phase, 2,000-unit master-planned communities we want to hear from you. Team Management Leadership & CollaborationCoordinate and manage a team of land development project managers, analysts and consultants to achieve deadlines and goals Mentor acquisition and entitlement team members and coordinate with internal departments including development, homebuilding, accounting, finance, and executive teams. Ensure smooth project closings and transitions to homebuilding post-acquisition. Land Acquisition & SourcingHigh volume producer. Source, evaluate, and secure lot opportunities in residential communities ranging from 50 to 2,000 units, including raw land, finished lots, paper lots, and lot trades. Structure and negotiate innovative, out-of-the-box deal terms that generate value and unlock opportunities otherwise unavailableeven in down markets or highly competitive environments. Formulate underwriting, due diligence, market analysis, and investment presentations. Build and maintain strong relationships with brokers, builders, developers, landowners, and other stakeholders. Legal Review & NegotiationLead contract negotiations including LOIs, PSAs, development agreements, and preliminary plan agreements. Coordinate title review with legal counsel and executive team to ensure favorable terms and mitigate risk. Navigate reimbursement agreements with MUDs, PIDs, and off-site utility obligations. Underwriting & Financial AnalysisManage financial modeling, land development budgets, and proformas. Evaluate IRR, ROA, YOS, capital allocation, and financing scenarios to guide investment decisions. Ensure all deals align with company financial and strategic criteria. Entitlements & ApprovalsTake projects through the entitlement process to obtain development agreements and/or preliminary plans. Coordinate with development teams and consultants to meet entitlement milestones and timelines. Systems & OperationsBuild scalable systems for deal tracking, reporting, and documentation. Lead internal forecasting and land pipeline reporting. Drive operational efficiency through standardized tools and workflows. QualificationsBachelor's degree in Real Estate, Business, Finance, or a related field. 5+ years of experience in residential land acquisitions; $100M+ in closed deals preferred. Strong background in legal review, title, contract negotiation, and financial modeling. Deep understanding of land development, entitlements, and market analysis. Familiarity with MUDs, PIDs, utilities, and off-site infrastructure and reimbursement agreements. Proficient with Microsoft Office (especially Excel), GIS, Smartsheets, and land software systems. Highly organized, analytical, and process-oriented with the ability to scale systems. Excellent communication, negotiation, and leadership skills. Self-motivated, collaborative, and results-driven.