Land Use

Land use and zoning consulting for Los Angeles property

The value of a site is decided by what can legally and profitably be built on it, and that answer is rarely the obvious one. We run the feasibility studies, highest and best use analysis and zoning work that tell you what a parcel is really worth before you buy it, entitle it or sell it.

Tell us about the site

Send the address or the APN and we will scope the work and quote a flat fee, usually the same business day.

Land use services we provide

Whether you are buying a site, deciding what to do with one you own, or working out whether a project still pencils, these are the analyses that answer the question.

Feasibility studies

The essential first step in any development project. We evaluate the economic, financial and market feasibility of a proposed development, accounting for local market conditions, construction cost and the return the project would need to produce, so you know whether to proceed before you spend on design and entitlement.

Highest and best use analysis

An evaluation of the potential uses for a property and identification of the use that generates the highest return. We weigh zoning regulations, environmental constraints and market demand to determine the most profitable use of the site, which is often not the use it currently carries.

Zoning consulting

Zoning rules are complex and vary widely between jurisdictions across the region. We help you navigate the process, confirm what the code permits by right, and identify where compliance requirements limit value and where they leave room to increase it.

Site selection

Comparative analysis across candidate sites so acquisition decisions rest on tested numbers. We assess zoning capacity, achievable density, market depth and land value per buildable unit rather than per square foot of dirt.

Land acquisition due diligence

Independent value on a parcel before you commit, with the assumptions the price depends on stated plainly. Entitled and unentitled land carry very different values, and the gap is where most acquisition mistakes are made.

Development strategy and land valuation

Residual land value analysis, phasing and hold-versus-sell comparisons for owners deciding whether to build, entitle and sell, or exit as is. Useful before you buy a site and essential when you already own one.

How highest and best use is actually determined

A proposed use has to survive four tests in sequence. A use that fails any one of them is not the highest and best use, however attractive it looks on paper. This is the framework behind every land use opinion we issue.

Physically possible

Size, shape, topography, access, soils, utilities and any environmental constraints on the parcel. A site can be perfectly zoned for something it cannot physically accommodate.

Legally permissible

Zoning, general plan designation, overlays, specific plans, easements, deed restrictions and entitlement status, including what state housing legislation and local density bonus programs now allow beyond the base code.

Financially feasible

Whether the completed project supports its own cost. Land price, construction and soft costs, financing, timeline and absorption tested against realistic completed value.

Maximally productive

Of the uses that pass the first three tests, the one that produces the greatest residual value to the land. This is the use that sets what the site is worth.

Owners are frequently surprised at this stage. A parcel producing modest income under its current use can be worth considerably more under a use that was always permitted, and occasionally an ambitious scheme fails the feasibility test long before it reaches a planning counter.

Who we advise

Developers, investors and property owners, each approaching the same parcel with a different question in mind.

Developers

Feasibility and residual land value analysis before acquisition, and independent testing of a pro forma before it goes to a lender or an equity partner.

Investors

Comparative site selection and acquisition due diligence, with land priced per buildable unit against what the market will actually absorb.

Property owners

Whether to hold, improve, entitle or sell, and what the site is worth under each path. Often the highest-value option is one the owner had not considered.

Attorneys and architects

Land value and highest and best use evidence for eminent domain, partnership disputes, entitlement matters and project planning.

What clients say

From the developers, investors and owners who bring us their sites.

Our equity partner pushed back hard on the land basis. The residual analysis answered every question in the room and the deal closed the following week.

Nathaniel Ospina

We were pricing four sites off asking price per square foot. Priced per buildable unit instead, two of them were nowhere near as attractive as they looked.

Grace Lindqvist

I had owned the parcel for eleven years assuming it was worth what the current use produced. The highest and best use study changed my plans entirely.

Omar Haddad

How an engagement works

Four steps, with scope and a flat fee agreed before any work begins.

Free first call

Tell us the site and what you are considering. We define the question, confirm the right analysis and quote a flat fee.

Site and code research

Zoning, general plan, overlays, entitlement history, permits and physical constraints, plus a site visit where the assignment calls for one.

Market and financial analysis

Comparable land sales, achievable completed value, construction and soft costs, absorption and the residual value left to the land.

Findings and discussion

A written study plus a call to work through it, including the assumptions that would change the conclusion if they moved.

Where we work

Seven counties across Southern California, with the deepest working knowledge of the planning authorities across Los Angeles County. County; further out we schedule around travel.

Land use and zoning questions

The questions that come up most on a first call.

What is land use consulting?

It is analysis of what a site can and should be used for, and what that use is worth. It combines zoning and entitlement research with market and financial analysis, covering feasibility studies, highest and best use analysis, zoning consulting, site selection and acquisition support. The purpose is to reach a decision about a parcel with the numbers tested rather than assumed.

What is a highest and best use analysis?

It identifies the use of a property that produces the greatest value. A candidate use has to be physically possible on the parcel, legally permissible under zoning and entitlement rules, financially feasible at current costs and values, and maximally productive compared with the other uses that passed those tests. The use that survives all four sets what the land is worth.

What does a feasibility study include?

We test whether a proposed project works before you commit to it: projected value on completion, land basis, construction and soft costs, financing, timeline and absorption, and the margin left over. We also identify which assumptions would erase that margin if they moved against you, because that is usually more useful than the headline number.

Do you handle the entitlement process itself?

We provide the analysis and valuation side. Filing applications, appearing before planning commissions and processing approvals is work for a land use attorney or an entitlement consultant, and we regularly work alongside both. What we contribute is what each entitlement outcome is worth, which is what determines whether the process is worth pursuing.

How much does entitlement change land value?

Often substantially, but the size of the gap depends on the jurisdiction, the approval being sought and how much risk remains. We value entitled and unentitled scenarios separately and state the probability assumptions behind each, rather than treating an approval as though it were already granted.

Can you analyse ADU, lot split and density bonus options?

Yes. State housing legislation and local density bonus programs have changed what can be built on many Southern California parcels, and the value effect varies widely by jurisdiction and by site. We analyse what a specific parcel supports and what the additional capacity is actually worth, which is frequently less than headline coverage suggests and occasionally far more.

What does a land use engagement cost, and how long does it take?

The first call is free. Beyond that we quote a flat fee once the scope is clear, and you will have the figure before any work starts. Straightforward zoning and highest and best use questions are usually turned around within one to two weeks. Full feasibility studies and multi-site comparisons take longer.

Can your analysis be used in litigation or eminent domain?

Yes. Highest and best use is central to eminent domain, partnership disputes and many property valuation cases. Where the matter is in litigation we prepare the work as a formal appraisal so it can be produced and defended, and we provide expert witness testimony.

Which areas do you cover?

Los Angeles, Ventura, Orange, Santa Barbara, Riverside, San Bernardino and San Diego counties, including the City of Los Angeles, unincorporated county areas and the surrounding cities, each of which applies its own planning rules.

Find out what the site is really worth

Send us an address or an APN and we will scope the analysis and quote a flat fee, usually the same business day. You will speak with a certified appraiser, not a call centre.

At our appraisal firm, we offer a range of services to assist clients with making informed decisions about their real estate investments. Some of the key services we offer include feasibility studies, highest and best use analysis, zoning consulting, and other land use consulting services.

Feasibility studies are an essential first step in any real estate development project. These studies evaluate the economic, financial, and market feasibility of a potential development, taking into account factors such as local market conditions, the cost of construction, and the potential return on investment. Our team of experienced analysts conducts thorough feasibility studies to help clients make informed decisions about whether to move forward with a development project.

Another critical service we offer is highest and best use analysis. This analysis involves evaluating the potential uses for a particular property and identifying the use that would generate the highest return on investment. Our team considers factors such as zoning regulations, environmental constraints, and market demand to determine the most profitable use of a property.

Zoning consulting is another important service we provide. Zoning regulations can be complex and vary widely from one jurisdiction to another. Our team of zoning experts helps clients navigate the zoning process, ensuring compliance with local regulations and maximizing the value of their property. We also provide consulting services related to land use, including site selection, land acquisition, and development strategies.

In addition to these core services, we offer a range of other land use consulting services tailored to the specific needs of our clients. Whether you are a developer, investor, or property owner, our team has the expertise and experience to help you make the most of your real estate investments. Contact us today to learn more about our land use services and how we can help you achieve your goals.