APEX FULFILLMENT · PRIVATE PROPERTY ACQUISITION
A private acquisition firm
for owners of legacy properties
Off-market property transactions in select high-value submarkets
How a neighborhood reshapes a property
In transitioning luxury neighborhoods, the value of a property begins to shift. The land beneath a longtime home grows into the primary asset, and the developers who build there will pay for that land directly. Apex exists to find these properties, value them honestly, and fulfill the private sale that owners of legacy homes deserve.
A typical home
A prime lot in a luxury area
In most neighborhoods, the home is the asset and the land is what it sits on. In a transitioning luxury neighborhood, that proportion reverses, and the existing structure becomes a cost to remove rather than an asset to preserve.
Illustrative ratios. Every property is unique.
The Traditional Path
List the property on the open market
- Realtor commissions of 5–6%
- Public listing on the MLS
- Showings, open houses, and staging
- Repairs, inspections, and prep work
- Months of uncertainty and negotiation
- Risk of the deal falling through
A Private Sale
A private sale to a qualified developer
- No realtor commission
- Completely off-market and private
- No showings, no staging, no prep
- Sold as-is, in its current condition
- One qualified buyer, one clean offer
- Cash close on a timeline you choose
A comparable price. Without the listing, the exposure, or the wait.
TRUST & STANDARDS
How we operate
No fees, ever
Property owners pay nothing. Apex is compensated by the developer at closing or through the project’s backend.
Complete confidentiality
No MLS, no signs, no public exposure at any stage. Off the public record until closing.
Honest numbers
Every figure grounded in real, recent comparable sales. You will always know how we arrived at our offer.
Cash close
No financing contingencies, no appraisal contingencies. Closes on the seller's preferred timeline.
HOW APEX GETS PAID
You pay nothing. Not now, not at closing, not ever.
The property owner pays no fee, no commission, and no closing cost. Apex is compensated by the developer as part of the transaction, either at closing or through the project’s backend, out of the value the developer captures from the completed new construction.
Apex’s fee comes entirely from the developer’s profit margin, not from your offer price. The number on the table would be the same whether Apex is involved or not. In practice, the offer is often higher with Apex involved, because we understand what a lot is actually worth and we hold developers to that number. Most property owners who approach a developer directly accept less than their land justifies, because the data and relationships that reveal the true number live on the developer’s side of the table.
DEVELOPER MATH
How a developer arrives at the lot price
The maximum a developer can pay for a lot is what remains after subtracting the cost to build the new home and the required profit margin from the projected sale price. Every figure is grounded in actual transactions in your immediate market.
NEW HOME SALE PRICE
$5M
BUILD + SOFT COSTS
$2.85M
DEVELOPER PROFIT (18%)
$900K
MAX LAND PRICE
$1.25M
None of this calculation depends on the condition of the existing structure. It is entirely a function of the land and what can be built on it.
Figures are illustrative and do not guarantee any specific offer. Actual values vary by property, location, and market conditions.
YOUR ADVANTAGE
How we connect you to a developer
Apex maintains a network of established developer relationships across select luxury markets. These are builders with high-end purchase criteria who acquire teardown lots consistently. When a property fits, we connect the owner directly to a developer whose purchase criteria matches the lot, resulting in a stronger offer than a cold approach would produce.
Why not go directly to a developer?
Residential developers are focused on one thing: acquiring land and building at the highest margin the market will allow. Without professional representation, a property owner is negotiating against that expertise with no comparable data, no understanding of the developer’s cost structure, and no established relationship to anchor the conversation. Apex represents the property owner’s interest in that transaction. We analyze the same data the developer uses, we understand the economics on both sides, and we ensure the offer reflects the full market value of the lot. The result is a stronger number than a direct approach would produce.
Why does a developer need an 18% profit margin?
18% sounds like a wide margin until you see where it goes. Construction lenders require a minimum profit buffer before they will fund a project. Without it, the loan is not approved and the build does not happen. Out of that 18%, the developer is paying hard money interest rates that typically run between 10% and 14% annually, plus origination fees, carrying costs across a 12 to 18 month build timeline, property taxes, insurance, and a reserve for cost overruns that are common in high-end residential construction. What remains after financing and carrying costs is the developer’s actual margin, which is typically closer to 8% to 10%. The 18% is not excess profit. It is the minimum threshold that makes a luxury build financially viable.
IS YOUR PROPERTY A FIT
Three conditions define a qualified private sale
Not every property benefits from going off-market. The properties that do share three specific conditions. When all three are present, a private sale almost always produces a higher number than a traditional listing. A Private Market Evaluation is the formal check.
01
Lot size
The property sits on a sizable lot, typically a quarter-acre or larger in submarkets where developers prioritize land over the existing structure. Lot size is often the single biggest factor in what a developer will pay.
02
Age of the home
The existing home is 30 or more years old and built to standards that no longer reflect the surrounding market. At that age, most developers treat the structure as a teardown rather than a value-add.
03
The submarket
The neighborhood is actively being redeveloped, with new construction selling at meaningfully higher values than existing homes. Without this submarket trend, there is no developer bid and no private off-market opportunity.
Pick the path that fits where you are
Both are free, private, and grounded in real, recent comparable sales
CUSTOM REPORT · 24–48 HOURS
A Private Market Evaluation
A custom 11-page evaluation prepared specifically for your property, including recent closed teardown sales, new construction comparables, and an estimated developer purchase range. Delivered within 24 to 48 hours.
FREE GUIDE · INSTANT
The Property Value Gap
A 10-page guide that walks through how a developer actually prices a teardown lot, the six factors that determine lot value, and a self-assessment. Delivered immediately.
Not sure which? Most property owners start with the guide and request the evaluation after they’ve read it.
EXPLORE APEX
There is more to the story
Who We Are
How Apex Fulfillment was built, who we serve, and why we operate exclusively in the luxury teardown space.
Learn More About Us
How It Works
A transparent look at every step from initial property evaluation through contract and closing. No surprises, no pressure.
See Our Process
For Developers
We deliver pre-vetted teardown lots with full deal packages to qualified developers and custom home builders.
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