Adam Reeves @reevesas Twitter profile

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Adam Reeves

@reevesas

4 months

Here's an example of a home run deal for me:

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Adam Reeves

@reevesas

8 months

@SpaceCoastCRE I would so much rather pay $5.99 to view a live feed of this than be forced to buy Chiefs-Dolphins on Peacock.

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Adam Reeves

@reevesas

2 months

@NewsLambert @Lennar I helped design this deal, took forever to get approved thru the city. I need to go drive by and see what it looks like.

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Adam Reeves

@reevesas

16 days

@nick_rober At intersections, they’re like that assuming one will be built on all sides of the street so you can go both ways. If only one direction, they should be like the one across the street. Could also be bad details, or bad detail selection by the engineer.

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Adam Reeves

@reevesas

2 months

@NewsLambert @Lennar Getting thru the city took a lot of time. The condo-plat style was new for the city at that time, so took a while to get heads wrapped around it. Then review process took a long time, and a hiccup between survey and design files took some rework.

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Adam Reeves

@reevesas

7 years

@bracketdan Dad trick

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Adam Reeves

@reevesas

2 months

@SmokenMirrors24 @NewsLambert @Lennar There is none, it's a condo plat. So every owner/renter takes care of their home, but the entire development is one lot. They have an HOA (or in a rental community, the owner/operator) that maintains every 'yard' and all the open space.

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Adam Reeves

@reevesas

4 months

@NNNIncome WAIT! THERE’S SOMEBODY IN HERE!!!

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Adam Reeves

@reevesas

15 days

@SimpleCRE Clean them up and make them small restaurant/shops.

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Adam Reeves

@reevesas

2 months

There are millions of $$$ to be made in this part of DFW. Only problem is there is no water to be had. If only I had a large war chest and patient timeline, this is an unbelievable area to land bank.

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Adam Reeves

@reevesas

6 months

@shawngorham So….what’s the big deal with Joshua Tree? Looks like random west Texas middle of nowhere dirt farm.

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Adam Reeves

@reevesas

8 months

@CaseyMericle Land in DFW, primarily for SF residential dev. Ideally over 25 acres with reasonable access to utilities. Best case is some frontage to arterial or highway to parcel out some Commercial/MF land. Purchase or JV with anyone that’s sitting on land but doesn’t know how to develop

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Adam Reeves

@reevesas

7 months

My daughter is selling her first Girl Scout cookies outside a store today. I told my wife to set up a loosie bar, 3 Thin Mints for $1. She’ll net $4.67 or 78% profit over selling by the box. Gonna have her troop rolling in Teslas next year.

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Adam Reeves

@reevesas

16 days

@nick_rober Yeah, doesn’t make sense. Can send people on wheelchairs flying into the center of the intersection. I think you’ll see the 2 straight ones more, as cities realize that. It can be a marginal cost savings to have only one to build then two.

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Adam Reeves

@reevesas

1 year

@ZeroBasis A trick if you think they’ll be moving a road onto your tract: have a site plan done that shows development across the road. Send it to your lawyer certified mail, then when they want to pay you Ag prices for it, show them the building it cuts thru and the value lost to negotiate

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Adam Reeves

@reevesas

3 months

@meetmikehiggins I looked at doing this a year or two ago for a bit. Then i saw the prices dang near doubled on the tiny homes and it didn’t make sense anymore.

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Adam Reeves

@reevesas

3 years

@fortworthchris have y’all invested in properties in opportunity zones? How does that change your underwriting and funding offers? New podcast idea? @Levijameshere @sweatystartup

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Adam Reeves

@reevesas

3 months

@meetmikehiggins Yes, the outer areas. Between inflated land costs and the tiny home markup, just felt like we’d be forcing something.

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Adam Reeves

@reevesas

2 months

@GlomarResponder @SmokenMirrors24 @NewsLambert @Lennar

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Adam Reeves

@reevesas

5 months

@willplans On the right plan, can you shift the main road to the left where the alley is, and make a central green space instead?

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Adam Reeves

@reevesas

3 months

@_bensamuels Add Pat Green, Jack Ingram, Parker McCollum, Roger Creager to that list

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Adam Reeves

@reevesas

4 months

Funny thing about coach-pitch baseball is that the best pitcher is really the worst. Happy to say I gave up 19 runs last night to make it to the championship game this weekend!

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Adam Reeves

@reevesas

1 month

@_apryor You need to find bigger tracts in Texas for me, we can create a District, build a treatment plant and get a lot of that reimbursed.

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Adam Reeves

@reevesas

2 months

Want to impress your son? Put out a couple small grass fires while wearing sweet American flag shorts. Also, stay safe out there with your bottle rockets.

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Adam Reeves

@reevesas

2 months

Development is not for the faint of heart, but getting a sales contract signed up during a staycation rocks. Off to do another lap on the lazy river!

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Adam Reeves

@reevesas

8 months

@_apryor Buy, entitle for MF, commercial, and SF and then sit on it till the facilities are there or at least in progress.

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Adam Reeves

@reevesas

11 months

@_apryor Find some deals similar to what you want to do in a town. Put in Open Records requests asking for all docs associated with them (apps, zoning, pre/final plat, CD's). Watch their P&Z/CC cases, talk w/ staff & consultants, & start understanding the process and issues you may face.

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Adam Reeves

@reevesas

2 months

@sarcast94892910 @SmokenMirrors24 @NewsLambert @Lennar You have to have some kind of association with a condo plat, as the entire community has to ante-up every month for mowing, common area maintenance, etc. But even then, the city would have required it.

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Adam Reeves

@reevesas

5 months

Hats off to @Apple . I found an iPhone 15 in 2’ of salt water off the beach of 30A. Was able to call the emergency contact in it and find the owner after they’d lost it a day before. Strong!

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Adam Reeves

@reevesas

3 months

@TxRErodeo @mhp_guy Somebody replied to my tweet with the height comparisons. This outrage is laughable.

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Adam Reeves

@reevesas

10 months

@drippedIRR Wow, where’s that at?

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Adam Reeves

@reevesas

5 months

PSA as we enter swimsuit season: When applying sunscreen before sitting on a beach all day, don’t forget the tops of your Lilly white feet. Ask me how I know…

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Adam Reeves

@reevesas

9 months

@3NDeveloper I had a client/mentor who used to ask “what’s best for the project?”. Anything that get in the way of the project, including him, could be questioned. Smart guy.

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Adam Reeves

@reevesas

5 months

Doing the obligatory Texan family vacation to 30A soon. Anyone got recommendations on cool local stuff to do? @_apryor I’ll drink a beer on the beach in your honor.

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Adam Reeves

@reevesas

5 months

Happy Opening Day! Thank God the Rangers won the World Series so that ESPN picked up the game. It’ll be the last one I see once they disappear onto Bally’s network.

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Adam Reeves

@reevesas

9 months

@ZeroBasis Yeah, but most EE's are huge dorks.

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Adam Reeves

@reevesas

3 months

NIMBY watching city council approve the subdivision that will “ruin property values and the environment” behind his new construction home he moved into 6 months ago.

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Adam Reeves

@reevesas

7 months

Thanks @TeamHerrold @tyleralley24 @CRELeasingLawTX for inviting me to your event last night! Great meeting you in person finally and getting to talk shop. Can’t wait to grab lunch one of these months,Tyler! 😉

Daniel Herrold

@TeamHerrold

7 months

So, we kind of had this thing last night…. Thanks to the 150+ who attended our ICSC Red River Pre Party! What an incredible get together!

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Adam Reeves

@reevesas

2 years

@fortworthchris You can’t give up when you have a Seaquest.

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Adam Reeves

@reevesas

6 months

I’m deep in the Oregon Trail right now. Daughters got the flu, son has strep, wife most likely has a sinus infection. I’m just trying to keep the wheels on the wagon and dodge dysentery over here.

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Adam Reeves

@reevesas

1 year

@DallasAptGP I went to buy one of these useless strips next to a tract we had under contract once. Someone had swiped it a few weeks prior for his exact reason. We probably paid double for the easement we needed thru it than what we could have bought the land for.

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Adam Reeves

@reevesas

6 months

Not sure how your days going, but my banker just blindsided me with the info that she’s in a Hulu doc about her dad’s cult, her 50 siblings, forced killings, and her arraigned marriage that was canceled after he was murdered. Super nice lady though!

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Adam Reeves

@reevesas

4 months

On my way to Fogo de Chau vs. oh my God, what have I done to myself!

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Adam Reeves

@reevesas

3 months

@_apryor What, you don't like random people bringing your tweets to County meetings anymore?!

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Adam Reeves

@reevesas

6 months

Ain’t nothing like an all day crawfish boil!

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Adam Reeves

@reevesas

2 years

@jimmymoncrief Just got back from skiing in Santa Fe. You could probably find something in NE New Mexico

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Adam Reeves

@reevesas

10 months

@JulieChangRE Looks like a mama house giving birth to a baby house.

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Adam Reeves

@reevesas

5 months

@TKyle Don’t. You’re going to put something on there that could scare away a buyer. If you do this, just make them marketing exhibits for buyers but don’t give to the city.

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Adam Reeves

@reevesas

12 days

@credealjunkie Be prepared to leave initial meetings with city staff happy, but that nothing matters till his zoning case gets to P&Z and CC. And there will be 20 details they don’t tell you that could materially change your plans and budget, so get good consultants that know the traps.

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Adam Reeves

@reevesas

7 days

Just saw a tract I passed on for $2M a couple years ago is now being listed by the new owner for $7.5M. Good on him if he sells it (some year), in the meantime keep smoking that good smoke, playboy!

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Adam Reeves

@reevesas

8 months

Ranchers in Arkansas are a tough breed, but sometimes you gotta remind them to freeze their beef after it’s been butchered.

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Adam Reeves

@reevesas

2 months

Got inspired by ⁦⁦ @Camp4 ⁩ to take my kids rock climbing over a long lunch. Five hours later, I may have just bought myself years of membership dues at Movement Gyms. The kids have never been this stoked over something.

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Adam Reeves

@reevesas

4 months

@gas_biz Do it, if you like whatever he's developing and don't think you can get you're full price from someone else. Is he using your land as backing for his construction financing? If so, you should get a premium on top of that for the risk.

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Adam Reeves

@reevesas

2 months

@TKyle That’s a bummer. My folks are outside Fayetteville, so I was looking at a couple tracts around there. Hoping it was more favorable.

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Adam Reeves

@reevesas

4 months

Alas, instead of meeting with the owner to pick up a contract, I was instead met with a surprise member of the trust whom I never knew existed. Over the next couple months and numerous ridiculous demands, he was successful in tanking the deal. Still makes me angry....

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Adam Reeves

@reevesas

7 months

Saturday night grilling. My steak on the right, family’s shared steak on the left.

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Adam Reeves

@reevesas

10 months

@drippedIRR Can you share details on the fee? I’ve talked to a group about this in the past but never pulled the trigger.

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Adam Reeves

@reevesas

5 months

Y’all can consider this my out-of-office notice for next week.

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Adam Reeves

@reevesas

1 year

@gas_biz @robbygraham @MewnProfessor Become a civil engineer. Learn to entitle land and find everything that’ll work or kill a deal, then go do it on your own. That’s what I did, we get land zoned for mostly sweat equity before having to pay any real money to consultants and go thru design/construction.

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Adam Reeves

@reevesas

3 years

@Molson_Hart Most of those inspections fees, bonds, etc are pretty standard with any city or SUD in Texas. Ask Tractor Supply what civil they used and talk to them for advice. Sadly, you can’t go on handshake deals with regulatory groups, you need those approvals in writing to trust them

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Adam Reeves

@reevesas

10 months

@HealthcareREguy As a Rangers fan who had season tix back in the both great and heartbreaking 2010-2011 WS runs, it’s so great when your team reaches the top though!

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Adam Reeves

@reevesas

11 months

@roblabonne @stephenolmon @sweatystartup There’s no better degree if you want to get into real estate & be a developer than civil engineering. Your day job is to learn how to analyze land, design/construct a project, learn how cities work & work directly for the developers you one day want to emulate. But I’m biased….

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Adam Reeves

@reevesas

8 months

@LoganHaskett For real. You should at least get 200 units if they’re 40’s. 😉

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Adam Reeves

@reevesas

1 year

@bodega716 @ZeroBasis @RaySeaman A report done by an enviro scientist on a property that details any wetlands or ‘navigable’ waters, or if there are none. Once the Corp reviews and approves it, it covers what permits you have to do, or better, what you DON’T have to do and can’t get in trouble for in the future

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Adam Reeves

@reevesas

5 months

There’s few better feelings than sharing the field with your son when his baseball team takes on the first place team in the league and wins. Never been so happy to throw such good meat.

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Adam Reeves

@reevesas

10 months

@TKyle @acquiringacres @jd_foote Sounds like a cool concept, look forward to seeing your site plan progress.

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Adam Reeves

@reevesas

9 months

@TKyle All I want is a sensory deprivation chamber to recover from 3 hours at Urban Air today.

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Adam Reeves

@reevesas

1 month

Who on here does wedding venues in North Texas? I know of one that the owners are thinking of selling, so I’m trying to make a connection.

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Adam Reeves

@reevesas

6 months

@BayAreaREMatt Loved going to friends houses in Blackhawk going up. Some crazy awesome places there.

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Adam Reeves

@reevesas

3 months

@offmarketguys A all day. A lot can happen in 14 months.

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Adam Reeves

@reevesas

2 years

@girdley Top 5 / Bottom 5 firecracker

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Adam Reeves

@reevesas

2 years

@RohunJauhar Perot Museum. My kids could spend all day at a conveyor belt toy in the the kids area, but they’re a few years older.

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Adam Reeves

@reevesas

2 months

@MidwestBldrGuy @NewsLambert @Lennar Agreed, there’s a lot of people that this fills a need for. It may not be everyone’s cup of tea, but can still provide a nice home for someone.

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Adam Reeves

@reevesas

11 months

@ClintT_land While I’ve upgraded, I still have my 2007 4Runner with 290k on it. Much to my wife’s annoyance. It doesn’t self drive, but it’s got a sweet CD player.

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Adam Reeves

@reevesas

21 days

@_apryor I know a capital group out of Atlanta that would help fund this, if you want to inject some steroids into your current model.

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Adam Reeves

@reevesas

9 months

@JeremyLuebke @TKyle Correct. Get an enviro scientist to do an onsite determination, map the wetlands, then send a report to USACE and wait several months to see if they agree or not. Let me know if you need an enviro rec here in town.

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Adam Reeves

@reevesas

11 months

@ElsewhereCRE I do this. It’s ‘easy’ to create a lot of value without spending a ton of capital to go through construction. The time it takes is obviously much shorter as well, so while the end-game return is lower, the risk is greatly reduced.

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Adam Reeves

@reevesas

11 months

@realest49919420 @clay_courson Why walk when you can ride?!

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Adam Reeves

@reevesas

6 months

Happy Pi Day, fellow nerds!

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Adam Reeves

@reevesas

8 months

@Stanley_Tweets I’m getting mine now for all the reasons you mentioned. It’s a slog going thru all the repetitive readigng but not that difficult.

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Adam Reeves

@reevesas

7 months

@_apryor You did good for your first time. We didn’t get into it, but talk to your planning consultant about the process to table a case if it’s not going well. You lose 2 weeks, but may gain more votes or full recommendation for approval, which can be huge. Or I can walk you thru it.

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Adam Reeves

@reevesas

1 year

@TKyle Maybe Temple. I’ve heard some interesting things coming around Salado too. Water is a major problem down there though.

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Adam Reeves

@reevesas

8 months

@joethelandguy I look for sites like this with wetlands or with floodplain all the time. There’s ways to limit impacts and nationwide permits that aren’t too crazy that can open up portions of tracts that others overlook. Nice work.

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Adam Reeves

@reevesas

2 months

@NikhaarShah @SmokenMirrors24 @NewsLambert @Lennar Yeah, you could say that's similar. But yes, these are still normal construction/on-grade homes.

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Adam Reeves

@reevesas

8 months

Had to do a double take as my 6 year old ran to the kitchen yelling “I’m a buckin’ bronco!”. Needed a few seconds to confirm in my brain if it was a B or a F.

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Adam Reeves

@reevesas

6 months

@tyleralley24 I’ve never seen one like before. Crazy they got this to fit. Many cities are starting to require bail-out lanes. Once you’re in this one, you’re stuck. At least they’re light years faster than Whataburger

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Adam Reeves

@reevesas

8 months

My wife likes alerts when I’m home alone working with electricity.

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Adam Reeves

@reevesas

1 year

@roundhouse208 That dining room looks awesome

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Adam Reeves

@reevesas

5 months

@ScottChoppin Like a mini Reconvene, but instead we can meet at a Denny’s in matching tshirts at like 9 in the morning?

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Adam Reeves

@reevesas

1 year

@RaySeaman @ZeroBasis Wetlands are federally regulated areas (think save the environment) that you have to permit around ($$$) or leave undeveloped. USACE = US Army Corp of Engineers, they are the regulator

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Adam Reeves

@reevesas

3 months

@ZeroBasis Don't forget timesheets, long commutes and the need for PTO requests.

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Adam Reeves

@reevesas

8 months

@patefortworth @EllliotttB That John Denver’s full of shit.

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Adam Reeves

@reevesas

8 months

@tyleralley24 @realEstateTrent Yeah, can be annoying. Wait till you get the passive-aggressive request to add a large cover to them to protect carriers and mail from rainy weather.

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Adam Reeves

@reevesas

2 years

@ArtemTepler I would suggest getting your civil engineer to look at it too, even before you get an architect involved. They can save you any money spent on an architect if the land won’t work to begin with.

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Adam Reeves

@reevesas

6 months

@subdivisionguy You got them backwards. Retention = retains water ; detention = detain release rate until empty. Hope it stays dry till you’re done.

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Adam Reeves

@reevesas

5 months

@ZeroBasis Man, I’ve been thinking of doing my first thread with my base land dev stuff like this. Now I feel like I’ll be ripping you off.

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Adam Reeves

@reevesas

5 months

@_apryor yo, do yall have OSHA in Florida?!

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Adam Reeves

@reevesas

8 months

@acquisizioni I haven’t tracked much, but LandGlide does seem to lag on ownership changes sometimes. Good for random checks, I always confirm with county CAD though.

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Adam Reeves

@reevesas

2 months

@NikhaarShah @SmokenMirrors24 @NewsLambert @Lennar End game, the builder this size will gobble everything up. Best case is to get in on the land side, to entitle it for the use (the trickiest part), then either sell for them to construct or take it thru construction for larger piece of the pie, but more risk.

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Adam Reeves

@reevesas

3 months

@LAinsidernow @mhp_guy Haha, so this ‘bigotry and NIMBYism’ is because they want a measly 173’ spire that is only 118’ taller than the Methodist church mentioned?! Are they open to capping the spire height at the Methodist church’s height and resubmitting the request, so everyone’s fair?

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