# Land Offering Memorandum Template (Markdown)

Free Land Offering Memorandum structure from IntellCRE (intellcre.com/models/land-offering-memorandum-template/). Anything in [square brackets] is a placeholder to replace with your own facts. Nothing here is real property data.

How to use: paste this into Claude, ChatGPT, Gemini or any assistant together with your deal facts, or fill it in by hand and paste it into your own document.

Skip the typing: IntellCRE builds this from your deal documents. Try it, free to start: https://app.intellcre.com/register

---

## 1. Intro

- **Cover Page:** [Property name]; [Address]
- **Presented By:** [Brokerage]; [counsel-approved disclaimer]

## 2. Executive Summary

- **Price estimate:** [$]
- **Price per acre:** [ ]
- **Price per buildable SF:** [ ]
- **Zoning:** [ ]
- **Entitlement status:** [ ]
- **Utilities to site:** [ ]
- **Site size (acres):** [ ]
- **Site size (acres) and parcel numbers:** [ ]
- **Current zoning and permitted uses:** [ ]
- **Entitlement status:** [ ]
- **Access and frontage:** [ ]
- **Utilities (water, sewer, power, gas) and distance:** [ ]
- **Topography, flood zone and wetlands:** [ ]

## 3. The Asset

- **Property Overview:** [Description]
- **Photos and Area:** [Captions; area description]
- **Points of Interest:** [List with distances]

## 4. Zoning and Entitlements

- **Item:** [ ]
- **Status:** [ ]
- **Authority:** [ ]
- **Date:** [ ]
- **Expiration:** [ ]
- **Notes:** [ ]

## 5. Utilities, Access and Site Constraints

- **Item:** [ ]
- **Provider:** [ ]
- **Location / distance:** [ ]
- **Capacity:** [ ]
- **Cost to extend:** [ ]
- **Source:** [ ]

## 6. Financials

- **Income and Expenses / Development Budget:** [Current and proforma; source and period]
- **Assumptions:** Density or buildable SF, Time to entitlement, Offsite improvement costs, Impact fees, Carry cost, Absorption (if lots)

## 7. Sale Comparables

- **Sale Comps Summary:** Acres, Zoning, Entitlement status, Sale price, Price per acre, Price per buildable SF, Sale date

## 8. Rent Comparables

- **Rent Comps Summary:** Property, Acres, Lease type, Annual ground rent, Term, Escalations

## 9. Market Overview

- **Recent land sales nearby:** [Value; source and date]
- **Planned infrastructure:** [Value; source and date]
- **Permit activity:** [Value; source and date]
- **Population growth:** [Value; source and date]
- **Comparable zoning allowances:** [Value; source and date]
- **Absorption of finished lots or buildings:** [Value; source and date]

## 10. Advisory Bios and Contact Us

- **Advisors:** [Name, title, license, contact]

---

## Drafting rules

- Use only facts the user supplied. Never invent property data, tenants, statistics, comps or quotes.
- If a fact is missing, write [TBD: what is needed] in its place.
- Every market statistic needs its source and date as given by the user; otherwise mark it [TBD: source and date].
- Show arithmetic for any figure you derive and flag it as calculated.
- Write in plain, factual US English. Avoid unsupported superlatives.
- Avoid this land mistake: calling land entitled when only zoned.
- Avoid this land mistake: quoting price per acre without buildable sf.
- Avoid this land mistake: omitting offsite utility costs.
- Avoid this land mistake: showing density that no approval supports.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language]; do not write legal text.