Offering Memorandum · Land

Free Land Offering Memorandum (OM) Template: PowerPoint, Google Slides & AI

A brokerage-neutral land offering memorandum in the same page order as the default OM in IntellCRE, with the pages land buyers actually ask for. Placeholders only, no invented data.

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What makes a land OM different

Land has no operating history, so value rests on what can be built and what it costs to get there. The document is organized around zoning and entitlements, utilities and access, and price per acre and per buildable SF.

That is why this template does not reuse a generic deck. The questions buyers ask first about land property are specific, and the document should answer them without being asked:

• Is the land zoned for the intended use, or entitled for it?
• Where are water, sewer and power, and what would it cost to extend them?
• How much of the site can actually be built on after floodplain, wetlands and slope?
• What fees and approvals stand between purchase and permits?

The metrics buyers look for

The summary page of this land OM is built around six numbers. Show only the ones you can support with a source or a calculation.

• Price per acre
• Price per buildable SF
• Zoning
• Entitlement status
• Utilities to site
• Site size (acres)

The property-data table beside them covers: 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.

The land-specific pages

Zoning and Entitlements

Columns: Item, Status, Authority, Date, Expiration, Notes. State the as-of date and where the figures come from.

Utilities, Access and Site Constraints

Columns: Item, Provider, Location / distance, Capacity, Cost to extend, Source. Cite documents, not memory.

Comparables

Sale comps use these columns: Acres, Zoning, Entitlement status, Sale price, Price per acre, Price per buildable SF, Sale date. Rent or rate comps use: Property, Acres, Lease type, Annual ground rent, Term, Escalations.

Assumptions to state

Every projection in a land OM rests on assumptions a buyer will test. The Assumptions page has rows for: density or buildable sf, time to entitlement, offsite improvement costs, impact fees, carry cost, absorption (if lots).

Back it up: documents to have ready

A land OM is only as credible as the documents behind it. Collect these before you publish figures.

Title and survey

• Title commitment and ALTA survey: Confirms boundaries, easements and encumbrances

Entitlements

• Zoning verification letter and approvals (plats, site plans, variances): Entitlements are most of the value
• Impact fee schedule and development agreements: Known costs belong in the analysis

Utilities

• Will-serve letters for water, sewer, power and gas: Utility availability can make or break a site

Environmental

• Phase I environmental report and wetlands or flood determination: Constraints reduce buildable area

Physical

• Geotechnical report and topographic survey: Drives site cost

Tax

• Property tax bills and any special assessments: Carry costs

Access

• Access easements and DOT or county access permits: Access is often the binding constraint

Common land mistakes

• Calling land entitled when only zoned
• Quoting price per acre without buildable SF
• Omitting offsite utility costs
• Showing density that no approval supports

Market data

The market page has rows for: recent land sales nearby, planned infrastructure, permit activity, population growth, comparable zoning allowances, absorption of finished lots or buildings. Put the source and the date next to each one.

Use it with AI: Claude, ChatGPT, Gemini

Paste your deal facts and get a draft land OM in this structure. The prompt uses only the facts you give it and marks gaps as [TBD].

You are a commercial real estate marketing analyst helping a broker draft a Land Offering Memorandum (Land OM).

Draft the Land OM in the structure below. Use ONLY the facts I give you. Where a fact is missing, write [TBD: what is needed] instead of guessing.

STRUCTURE
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]

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.

BEFORE YOU DRAFT
If essential facts are missing, ask me up to 8 short questions first, then draft once I answer.
If I say "just draft it", draft now and list every [TBD] at the end.

OUTPUT
Return the Land OM as clean Markdown, one heading per section above, followed by a checklist of every [TBD] item and every number I should double-check against source documents.

MY DEAL FACTS
[Paste property details, financials, rent roll, comps, market notes and anything else here.]

Fill it from a real deal

With the IntellCRE MCP connector, your assistant can pull the property, its unit mix and rents, and its selected comps from IntellCRE before it drafts. Or let IntellCRE build the document from your deal files: try IntellCRE, free to start.

Frequently asked questions

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