A Developer Who
Makes More Money
Only When You Do.
As your development partner, we are incentivised to protect your investment and drive profit. Your investment thesis stays intact. Your bottom line stays protected. Your opening date stays on the calendar.
Start A Conversation 7 Deliberate StepsAustin · Houston · Dallas
The Flat-Fee Developer
Most developers earn more as project costs rise — through soft-cost percentages, hidden margins on subs, and acquisition-fee structures that reward ambition over discipline. We don't. We price the engagement, we deliver it, and we're done.
That single structural decision changes what we're willing to tell you during feasibility, how hard we push back on over-design, whether we bid-shop the subs who love us, and when we recommend walking away from a site.
See how we work- Flat fee No soft-cost percentage. No hidden sub-margin. One number, agreed up front.
- Owner-aligned incentives We share your goal: the most building, for the least money, delivered on time.
- Open-book cost Every invoice, sub-bid, and line item — visible to you when it matters, not after.
- Small team, big advantages No middlemen. No layers of overhead. You work with founders who sign their own contracts.
- Developer + builder + broker under one roof If construction and brokerage are part of the project, they're not hand-offs — they're teammates.
"You don't need a complex solution to deliver the results you deserve, you just need someone in your corner you can trust. You just need Cornerstone."
- The Cornerstone Promise
The Cornerstone Development Process
7 Deliberate Steps.
Zero Surprises.
A real development takes two to four years from first conversation to stabilized asset. We break it into 7 steps because each one has its own decision, its own risk, and its own go/no-go gate. You'll know what's happening, what's next, and what it costs — always.
Start A ConversationVision & Feasibility
Before the dirt moves, the business case has to hold. We stress-test the concept — use, scale, target tenant, market rent, required capital, and exit — against your goals and the reality of the market. If the project doesn't pencil, you hear it here, not after you've spent $200K in soft costs.
DELIVERABLES · Concept memo · Market screen · Order-of-magnitude pro forma · Go/no-go recommendation
Site Selection & Due Diligence
Demographics, drive-times, visibility, zoning, soils, utilities, floodplain, easements, ALTA survey findings, environmental — every item that can kill a deal, run to ground before we commit. We look for the quiet disqualifiers other teams surface at month four.
DELIVERABLES · Site shortlist · Diligence report · Constraints map · LOI / PSA support
Capital Strategy & Underwriting
Full pro forma underwriting, debt and equity structuring, investor and lender packaging. Sensitivity analysis on the variables that actually move the return. Capital stack options, including owner-occupant structures, SBA, CMBS, and private equity — whichever keeps the most value with you.
DELIVERABLES · Institutional pro forma · Sources & uses · Debt term sheets · Investor memorandum
Entitlement & Approvals
Zoning, platting, variances, site-plan approval, utility extensions, MUD formation where applicable, and the coordination across civil engineering, traffic, drainage, and municipal review cycles. This is the step where weeks quietly become months on most projects. We run it on a published schedule.
DELIVERABLES · Entitlement schedule · Submittal package · Approvals tracker · Permitting plan
Design & Pre-Construction
Architect selection or coordination, MEP engineering, civil, landscape, and specialty consultants. We bring Cornerstone Construction Group's builder math into design decisions so value-engineering happens on the page — not in a change order six months later. Scope and cost are locked before permit.
DELIVERABLES · Design team · Construction documents · GMP or lump-sum contract · Scope & cost lock
Build & Deliver
Construction execution through Cornerstone Construction Group or a vetted third-party GC of your choice. Daily digital reports, weekly owner updates, real-time cost visibility, and the same obsessive attention to detail we apply to a 1,200 sf dental suite. Schedules are promises. Budgets are commitments.
DELIVERABLES · Daily logs · Monthly cost reports · Substantial completion · CO / TCO · Punch & warranty
Stabilize & Handover
Tenant coordination and move-in, grand-opening support, lease-up for multi-tenant projects, warranty management through year one, and optional asset-management support as you transition to owner-operator or investor. We stay close through the first anniversary — because that's when your real data starts coming in.
DELIVERABLES · Occupancy plan · Punch / warranty log · 12-month walk · Asset-management handoff
What We Develop
Small-to-mid commercial, across three sectors.
We're built for the scale most institutional developers skip and most one-project owners find overwhelming — the deals where careful execution makes the difference between no return what was projected.
Featured Work
Spotlight Projects
Townsen Hospital
A flagship acute-care hospital delivering complex medical construction with uncompromising precision — on schedule, on budget.
Explore Project
Let's build something exceptional
Tell us about your project.
Whether you're picking a site, negotiating a lease, or ready to break ground — we'll tell you the truth about what it takes, what it costs, and how we'd run it.
Start The Conversation How We Work