Land development & subdivision
We do the hard part first.
Entitlement, engineering and site work on Florida land, so the parcel that reaches the market is the one people can actually build on.
- Office
- 6704 Surfside Blvd
Apollo Beach, FL 33572 - Counties
- Hillsborough, Manatee,
Pasco, Polk - Classification
- SIC 6552
NAICS 237210
The market we work in
New residents the Tampa Bay region is projected to absorb between 2020 and 2030, under the adopted regional forecast.
Source: Plan HillsboroughThe share of that regional growth expected to land in Hillsborough, Pasco and Polk counties alone. Manatee leads the region on percentage growth.
Source: Plan HillsboroughA common span from pre-application to recorded plat in these jurisdictions. Entitlement, not construction, is what moves that number.
Typical range; scheduled per parcel01Who we areApollo Beach, FL
The stretch between a signed contract and a foundation pour.
Terah Development LLC is a land development company based in Apollo Beach, Florida. We acquire raw and underutilized parcels, carry them through zoning, platting and permitting, install the roads, drainage and utilities that make a site usable, and deliver finished lots to builders and end users.
The work sits in the least visible stage of real estate. It is where projects are made or lost, and it is where we spend all of our time.
We operate across the Tampa Bay region, with a concentration in Hillsborough, Manatee, Pasco and Polk counties.
What that involves
- Before purchase
- Title and survey review, zoning and future land use analysis, utility availability, wetlands and flood exposure
- Entitlement
- Rezoning or PD, comprehensive plan amendments, preliminary plat, ERP and utility coordination
- Construction
- Clearing, grading, stormwater, roadway, water and sewer, erosion control, as-builts
- Delivery
- Plat recorded, lots released, bonds released, clean title
02What we doSix scopes
Land development is a sequence, not a service menu.
We take on the whole sequence, or step in wherever a project has stalled.
01
Land Acquisition and Assemblage
We source and underwrite parcels that others pass over: irregular lots, landlocked acreage, family holdings, tax-burdened tracts and partially entitled sites. We buy directly, joint venture with owners who want to stay in the upside, and assemble adjacent parcels into something worth developing.
02
Entitlements and Permitting
Rezoning, comprehensive plan amendments, preliminary and final plats, variances, site plan approval, environmental and wetland review, stormwater and utility coordination. We manage the applications, the consultants and the hearings, and we keep the schedule realistic instead of optimistic.
03
Engineering and Site Planning
Working with licensed civil engineers, surveyors and environmental consultants, we develop a layout that maximizes usable lots without fighting the site. Grading, drainage, utility routing, road geometry and lot yield are decided together, not in sequence.
04
Horizontal Construction
Clearing, grading, stormwater ponds and conveyance, roadway subgrade, base and paving, curb and sidewalk, water, sewer and dry utility installation, erosion control and final stabilization. This is the part where a plan turns into something you can drive on.
05
Lot Delivery and Disposition
Finished lots delivered to homebuilders under bulk takedown or phased schedules, individual parcels sold to end buyers, or improved land packaged for commercial and industrial users. Clean title, recorded plat, released utilities.
06
Joint Ventures and Land Banking
For landowners who would rather participate than sell outright, we structure joint ventures, option agreements and phased takedowns that keep you in the project while we carry the entitlement risk and the capital.
03How a project movesFixed order
Development timelines slip when the wrong thing happens first.
Ours runs in a fixed order. The stage that decides whether a project exists is the third one, and it is the one most schedules underestimate.
Evaluate
Site walk, title and survey review, zoning and future land use analysis, utility availability, wetlands and flood exposure, access and traffic. We price the constraints before we price the land.
Weeks 0–4
Control
Purchase contract, option or joint venture, with a due diligence window sized to the actual risk on the parcel rather than a standard 30 days.
Contract stage
Entitle
Applications filed, consultants coordinated, neighbors and staff engaged, hearings attended. This is the longest stage and the one that decides whether the project exists.
Longest stage
Improve
Construction plans permitted, contractors mobilized, infrastructure installed and inspected, as-builts submitted, bonds released.
Site work
Deliver
Plat recorded, lots released, closings scheduled. The parcel leaves our hands ready for vertical construction.
Recorded plat
For landowners
You own the land. You do not have to run the process.
Selling raw acreage to the open market usually means selling at raw acreage prices. Developing it yourself means years of applications, consultants, carrying costs and hearings.
There is a middle path. We buy outright when that is what you want, and we structure joint ventures, options and phased takedowns when you would rather keep a share of what the land becomes. Either way you get a straight answer on what your parcel is realistically worth and what it would take to get there.
For homebuilders and developers
Lots you can actually schedule against.
A lot is not finished because a map says so. It is finished when the plat is recorded, the utilities are released, the roads pass inspection and the title is clean.
We deliver at that standard, on takedown schedules that match your absorption rather than our cash flow. Talk to us about current inventory and upcoming phases.
04Where we workWest central Florida
We know these jurisdictions, their staff and their review cycles.
That familiarity is worth months on a schedule. Terah Development is based in Apollo Beach and works throughout west central Florida, with active focus in four counties.
| County | Active in | Land use approval path |
|---|---|---|
| Hillsborough | Apollo Beach, Ruskin, Riverview, Gibsonton, Wimauma, Sun City Center, Plant City | Zoning Hearing Master / LUHO → Board of County Commissioners |
| Manatee | Palmetto, Parrish, Ellenton, Bradenton | Planning Commission → Board of County Commissioners land use meeting |
| Pasco | Land O' Lakes, Wesley Chapel, Zephyrhills, Dade City | Development Review Committee → Planning Commission → BCC |
| Polk | Lakeland, Bartow, Auburndale, Winter Haven | Planning Commission → Board of County Commissioners |
05Work in the groundCurrently in development
We publish a project when the record backs it up.
Two parcels available now
Residential lots held for resale in Putnam and Highlands counties, listed with their parcel identification numbers so you can pull them from the county appraiser yourself. $8,999 and $16,500, cash.
Beyond those, we are actively working parcels across Hillsborough and Manatee counties. Project details are released as approvals are recorded.
Why this page is short
A land developer's portfolio is a matter of public record: recorded plats, permit numbers and construction plan approvals all carry a name on them. We publish work when the approval exists to back it up, and not before.
If you want to see what we have delivered, ask us and we will point you at the records.
Have a parcel in mind?
Send us the address or the folio number. We will tell you honestly whether it works, and what it would take.