Joint Ventures · KY · TN · IN
How to Place Land Capital
Alongside a 43-Year Operator.
Multi-parcel acquisitions, 1031 replacements, distressed roll-ups, and owner-financed note portfolios — Tom puts the deal together, you put up the capital.
Land is a long game and most capital allocators don't want to source, diligence, and manage individual parcels themselves. Tom Claycomb has spent four decades inside the tri-state land market — sourcing deals through his network, running diligence, structuring acquisitions, and managing through to disposition. Private buyers, family offices, and 1031 exchangers JV with Tom because he brings the deal flow they can't source from a desk.
Why It Works
One Operator. Five Deal Types.
Tom JVs on the deal types that play to his network and his diligence chops. He turns away deals that don't fit — keeps the win rate high for everyone involved.
Multi-Parcel Roll-Ups
Tom assembles 3-10 adjacent or near-adjacent parcels under a single LLC over 18-36 months — turning fragmented land into one disposable asset at a higher per-acre price.
1031 Replacement Placements
On tight 45-day identification windows, Tom places exchange capital into pre-vetted tri-state tracts. Most placements land 30+ days inside the deadline.
Distressed Acquisition Funds
Pooled capital for buying estate, divorce, and tax-sale land at discount. Tom sources, Tom diligences, capital partners hold pro-rata.
Owner-Financed Note Portfolios
Tom originates owner-financed land contracts and sells participations or whole notes to yield-seeking capital. Documented payment history on every note.
Timber-Plus-Recreation Holds
10-15 year timber holds with hunting-lease income during the wait. Tom underwrites both income streams and manages the lessee relationships through the hold.
Development Land-Banking
Pre-entitlement land in growth corridors held 3-7 years for resale at entitled prices. Tom navigates the entitlement work that drives the value uplift.
Proof of Work
43 Years. 15,000+ Deals.
One Operator.
“We'd been trying to source land deals for our family office for two years through brokers and ad-hoc reps. Tom does it as his actual job. First JV we closed beat our internal hurdle by 4 points.”
— Family-office capital partnerThe Process
Four Steps. Capital in, Land Closed.
Email Tom the Mandate
Capital amount, return target, hold horizon, geographic preference. Reply inside 24 hours.
Discovery Call
30-minute call. Tom maps your mandate against his current pipeline. If there's no fit, he says so.
Term Sheet & LLC
Plain-language JV structure — operator share, capital share, distribution waterfall. LLC formed in the appropriate state.
Deploy + Manage
Tom sources, acquires, manages, and dispositions. Quarterly reporting. Capital partners stay in their day jobs.
Common Questions
Straight Answers
on How This Works.
What size capital commitments does Tom JV on?
Most JV vehicles run $250K to $5M. Tom occasionally co-invests with single capital partners on smaller deals ($100K+) when the structure fits.
What's the typical return profile?
Varies by deal type. Multi-parcel roll-ups target 12-18% IRRs over 24-36 months. Note portfolios run 8-12% current yield. Development land-banking targets 2-3x MOIC over 5-7 years. Tom shares historical deal sheets on the discovery call.
How does Tom get paid on a JV?
Standard land-syndication structure: operator carry (15-25% promote) over a preferred return to capital. Tom takes no upfront acquisition fee on most deals — alignment matters.
Are you registered as a securities issuer?
JV LLCs are private placements under Reg D or intrastate exemptions, depending on structure. Tom works with a tri-state securities attorney on every offering — no investor takes paper that isn't properly papered.
Can I bring my own deal to Tom for a JV?
Yes. If you have a sourced tract and need operating expertise, Tom occasionally takes on co-GP roles. Bring the address and the term sheet — he'll respond inside 48 hours.
What if I'm a 1031 exchanger on a deadline?
Tom maintains a rolling pipeline of pre-vetted tri-state tracts specifically suited for 1031 replacement. Most placements get identified inside 15 days of the 45-day window.
Talk to Tom
Have Land Capital to Deploy? Email Tom.
Send Tom a one-paragraph mandate — capital size, return target, hold horizon, geography. He'll reply inside 24 hours with current pipeline fit or an honest pass.