Land Owners want to maximize land value. Builders want to minimize risk. We bridge the land gap.

The 330 Land Company is a private real estate development company and advisory firm focused on the design and entitlement of for-sale, residential communities in California. We deliver superior risk-adjusted returns to our partners, clients, and investors through unparalleled expertise in the for-sale land market by navigating one of the most complex regulatory environments in the world.

Expertise

For-Sale Product Experts

For-sale residential is the most complex and varied product in real estate. We maximize land value by balancing density, product type and project risk against current costs, market conditions and what builders will actually pay.

California Land Use Practitioners

California’s housing statutes are powerful, complicated, and always changing. We use them effectively to add value while compressing entitlement and permitting timelines that stall other developers.

Merchant Builder Insiders

We have sat on every side of the table with homebuilders — as their employees, their advisors, their land sellers and their buyers. We know how they underwrite land, how their investment committees think, and how they perceive risk.

What We Do

Entitlement

Entitlement is our core discipline and the source of our returns. We work in any urban jurisdiction in California, and with the special districts and the state and federal agencies that sit behind them.

Land Development

Moving dirt carries the greatest financial risk in any project, and only direct experience mitigates it. Our principals have delivered projects with severe infrastructure constraints, and are building infrastructure for master-planned communities today.

Home Building

Our principals spent years at publicly traded homebuilders and have even built a homebuilding company from scratch. We are building for-sale and for-rent communities now.

Experience

* Includes projects completed while employed at other firms.

How We Can Work Together

Advisory & Consulting

Most developers engage only when they are buying. We advise owners on strategy, feasibility and timing without requiring a transaction, because sound advice earns the engagement that follows.

Joint Venture

We contribute the entitlement expertise and the capital to fund it, the owner contributes the land, and we share in the value the approvals create.

Purchase

We option the land, carry the entitlement at our cost and our risk, and close at a price agreed up front. The owner holds title until the approvals are in hand. Or, we buy the land outright. From the day we close, the entitlement risk and the market risk are ours.

Fee Developer

Where an owner has the time and the capital but not the team, we run the entitlement for a fee — assembling the consultants, setting the strategy, and carrying the project through approval.

Why You Should Work With Us

Alignment of Interests

We partner with owners who want the value that residential approvals create but have no reason to build an entitlement team of their own. We are paid out of that value — so we only do well when the land is worth more than when we started.

Entitlement Financing

Even a straightforward entitlement consumes substantial capital. We fund those costs ourselves, because we back our own strategy and our own management of the consultant team to return the investment.

Deal Structure Experience

Our principals have acquired, financed, managed, and sold billions in residential land. We bring that experience to structure a disposition around the owner’s risk tolerance and financial goals, rather than forcing the land into a standard deal.

Partners

Case Studies

For inquiries, please reach out to

Eric Higuchi
Principal
16381 Scientific Way
Irvine, CA 92618

ehiguchi@330land.com · (949) 290-7510 · LinkedIn ↗

Read about our projects in the news. Hear directly from us at the public hearings where they take shape.

City of Rancho Cordova|October 19, 2026

Capital Village Residences goes to City Council for final approval

Staff recommended the Council approve the major design review and vesting tentative subdivision map for Capital Village Residences — 166 single-family homes, 59 of them with attached accessory dwelling units, across roughly 28 acres at the northeast and southwest corners of International Drive and Kilgore Road. The plan replaces a 417-unit residential and retail project approved for the site in December 2022 as the Residences at Capital Center, and carries an addendum to that project’s mitigated negative declaration. 330 Land Company entitled the project.

Lead principal · Steve Reilly on LinkedIn ↗
Builder Straight Talk|October 13, 2026

You Did Your Job… Now You’re Fired, with Nick Arenson

Nick traces twenty-five years in California housing — engineering at Berkeley, a design firm, then D.R. Horton, Meritage and Century Communities — and talks candidly about running layoffs through the 2008 downturn and who came back from it. The conversation turns to family-owned versus national builders, how land and homebuilding suit different capital profiles, mall conversions, and the California entitlement process itself.

Video interview · Nick Arenson on LinkedIn ↗
ZoneWire|September 23, 2026

Rancho Cordova Planning Commission recommends approval of Capital Village Residences

The commission voted 4–1 to recommend City Council approval of a vesting tentative subdivision map and major design review for Capital Village Residences — 166 single-family detached homes, 59 of them accessory dwelling units, across roughly 28 acres at International Drive and Kilgore Road. 330 Land Company was engaged by Guardian Capital to lead the re-entitlement of the property and facilitate the sale.

Lead principal · Steve Reilly on LinkedIn ↗
Orange County Business Journal|June 8, 2026

Meritage to convert Aliso Viejo office site into townhomes

Meritage Homes paid $14 million for 95 Argonaut in Aliso Viejo — 2.8 acres of office re-entitled for 61 three-story townhomes, three of them affordable. Approval landed five months before the sale closed, and the land traded at $229,500 per approved unit. 330 Land Company facilitated the transaction.

Lead principal · Eric Higuchi on LinkedIn ↗
The Press Democrat|January 14, 2026

New plan for stalled Windsor housing project calls for houses instead of apartments

330 Land Company came in as the new development team on a 14-year effort to redevelop a former Windsor mobile home park, replacing a stalled 387-unit apartment and townhouse plan with The Cottages at Vintage Oaks — 125 detached homes on small lots across 18.4 acres at 9290 Old Redwood Highway, 28 of them carrying integrated second units for very-low-income households.

Lead principals · Eric Higuchi ↗ · Nick Arenson ↗ · Steve Reilly ↗
The Real Deal|November 29, 2023

330 Land eyes 44 homes in Marin County’s Lucas Valley

330 Land Company filed plans for 35 homes and nine accessory dwelling units on 61 acres at 1501 Lucas Valley Road, north of San Rafael in unincorporated Marin County. The site was rezoned for housing under the county’s housing element, and the application seeks a density bonus in exchange for affordable units.

Lead principal · Steve Reilly on LinkedIn ↗

The philosophy of entitling land. The tao of selling land.

Investor Access