Lot Split / Subdivision
One parcel divided into two or three buildable lots through minor subdivision, with the homes built by the same operator who filed the application.
Land & Development
Value depends on what a property can become.
R2HB is a builder-developer. We acquire oversized lots, tear-down candidates, and parcels constrained by frontage, zoning, or utilities, secure the approvals, and build the homes.
Development paths
Land value depends on the path, not the acreage alone.
R2HB acquires property on six paths. Each one turns on a different constraint.
Tear-Down + New Construction
Where the existing improvement contributes less than the land beneath it, the question is what the site can support instead. Demolition, approvals, and a finished house.
Builder takeovers and stalled sites
Partially built projects requiring a completion read: remaining scope, permit and inspection status, and cost-to-complete. Six taken over, six delivered to certificate of occupancy.
Adaptive reuse and conversion
Former commercial and industrial buildings converted to residential, where the answer depends on zoning relief and what survives demolition.
Undersized or constrained lots
A nonconforming lot is not necessarily unbuildable. Frontage, variance exposure, and buildable area determine the answer.
Land repositioning
Establishing what a site can support, and what has to be verified, before a price is set.
Project-backed judgment
48 houses built. 32 markets. Every one of them started as a site read.
48 new-construction projects and 113 rehabs and additions across South Jersey and the shore markets.
427 Salem Avenue — Woodbury
427 Salem was a deteriorated house on a 6,635-square-foot lot in Woodbury's C-2 Commercial District, where standalone residential use isn't permitted. The garage behind it had been apartments years earlier. We applied for a use variance under N.J.S.A. 40:55D-70(d) plus bulk relief for the 2.2-foot side yard setback, and it was approved 7-0 in 2021. The application went in for three apartments; the board wanted a two-story building consistent with the Redevelopment Plan, and the second floor added a fourth unit.
Tear-Down + New Construction
Ground-up construction on lots where the existing improvement was worth less than the land. Demolition, approvals, and a finished house.
Minor subdivisions
Nine parcels divided to date. R2HB files the application and builds the homes on the resulting lots.
What can change value
These are the conditions that determine what a site can support.
- Wetlands or transition area on the parcel
- Failed perc test or no septic approval
- Outside the sewer service area
- Landlocked, or access only over a neighbor's driveway
- No frontage on an accepted street, or frontage on a paper street
- FEMA flood zone or Special Flood Hazard Area
- Undersized or nonconforming lot predating the current ordinance
- Inherited property with multiple heirs on title
- Back taxes or a tax sale certificate against the property
- Pinelands
- Utilities at the street but a long or costly extension
- Tax map, deed, and survey that don't agree
Eight of our projects required septic design and approval rather than a sewer connection. At 147 Hurffville Grenloch Road in Sewell, a Gloucester County paving moratorium meant we bored under the road to reach the sewer main on the opposite side.
We price land on what the approval process will actually require, not on acreage.
Send an address or a block and lot. We review zoning, the tax map, and surrounding context, then walk the site if the initial read supports it.
You receive a direct assessment: what the site can likely support, what approvals it would require, and what that outcome is worth against the cost to get there. Where a site cannot support the intended use, we say so. That answer is worth more than a deal that fails at the board.
DIRECT CONTACT
Talk to Ryan
Send an address or a block and lot. You'll get a direct answer about what the site can support.