WORK WITH US.

WORK WITH US.

Work With ORELINE

ORELINE provides independent real estate development advisory and management services that help clients evaluate opportunities, establish strategy, and successfully advance real estate projects.

Every project requires a different level of support. Whether you're evaluating a property, shaping a development strategy, leading a complex project, or seeking a long-term development partner, ORELINE provides flexible engagement options tailored to your goals, project complexity, and stage of development.

Development Opportunity Evaluation

Establishing the information and understanding needed to make informed development decisions.

ORELINE's Development Opportunity Evaluation services provide clients with a structured process to better understand a property, identify potential opportunities, evaluate challenges, and determine the appropriate path forward before committing significant time, capital, and resources.

Through Property Detail Reports, Preliminary Feasibility Studies, and Feasibility Reports, ORELINE helps clients evaluate opportunities at the appropriate level of detail based on the complexity of the project and the decisions required.

Each evaluation builds upon the previous level of analysis, allowing clients to gain increasing clarity regarding development potential, project considerations, and the recommended next steps.

Upon completion of a Development Opportunity Evaluation, ORELINE works with clients to determine whether additional advisory, management, or partnership services are appropriate to advance the opportunity.

Property Detail Report

A Property Detail Report establishes a clear understanding of a property’s existing conditions, characteristics, and considerations through a consolidated review of available property information.

The report provides owners with a foundational understanding of the asset, helping identify potential opportunities, limitations, and areas requiring additional evaluation before pursuing future development or investment decisions.

Following completion of the report, ORELINE reviews the findings with ownership to identify appropriate next steps and determine whether additional evaluation through a Pre-Feasibility Study or Feasibility Report is warranted.

A Property Detail Report may also serve as a valuable reference tool during property discussions, negotiations, investment decisions, repositioning efforts, and future planning.

A Property Detail Report is ideal for:

  • Property owners seeking a better understanding of their asset before making future decisions

  • Owners evaluating redevelopment or repositioning opportunities

  • Investors or stakeholders reviewing a potential opportunity

  • Real estate professionals seeking additional property insight to support client discussions

Standard Property Detail Report: Starting at $600

The Property Detail Report is an informational evaluation tool and is not intended to serve as a legal document, appraisal, engineering report, or formal regulatory determination. Survey services are not included in the report fee. Pricing varies depending on existing property complexity and specific owner requests.

Preliminary Feasibility Study

A Preliminary Feasibility Study provides an early-stage evaluation of a proposed development or redevelopment concept before significant time, capital, and resources are committed.

Building upon the Property Detail Report, ORELINE evaluates key considerations that influence project viability, including site conditions, market considerations, zoning and regulatory factors, infrastructure considerations, and potential development challenges.

The study helps ownership understand what may be possible, identify potential obstacles, compare alternatives, and determine whether additional investment in detailed feasibility planning is appropriate.

A Preliminary Feasibility Study allows clients to make informed decisions earlier in the process by identifying opportunities and constraints before more extensive planning efforts are undertaken.

A Preliminary Feasibility Study is ideal for:

  • Owners exploring a new development or redevelopment concept

  • Investors evaluating whether an opportunity warrants additional investment

  • Organizations considering potential projects before committing significant resources

  • Owners seeking an initial evaluation before pursuing detailed feasibility planning

Standard Preliminary Feasibility Study: Starting at $4,000- conceptual site plan not included

Expanded Preliminary Feasibility Study: Starting at $7,000- conceptual site plan included

Complete a Property Detail Report and Pre-Feasibility Study together to receive a $200 discount. Survey, environmental, and geotechnical services are not included in the report fee. Third party market study is not included in the report fee. Pricing varies based on project complexity, number of development scenarios evaluated, and level of planning required.

Feasibility Report

A Feasibility Report provides a comprehensive evaluation of a proposed development opportunity to determine viability, requirements, risks, and the appropriate path forward.

Through detailed analysis of site conditions (survey included), market factors, regulatory requirements, entitlement considerations, development constraints, consultant requirements, and financial considerations, ORELINE evaluates the factors necessary to determine whether a project can realistically advance.

The resulting report documents key findings, considerations, and recommendations, providing ownership with the information needed to make strategic decisions regarding whether to proceed, modify, or discontinue a project opportunity.

For clients engaging ORELINE for Development Advisory or Development Management services, feasibility evaluation is typically incorporated into the broader engagement. However, owners may also engage ORELINE for standalone feasibility services when they require a comprehensive evaluation before pursuing investment, financing, partnerships, approvals, or development.

A Feasibility Report is ideal for:

  • Property owners preparing to advance significant development opportunities

  • Investors evaluating potential acquisitions or investments

  • Organizations requiring a comprehensive understanding of project viability

  • Ownership groups requiring documented analysis to support strategic decisions

Standard Feasibility Report: Starting at $10,000

Comprehensive Feasibility Report: Starting at $15,000

If a Preliminary Feasibility Study is complete, Feasibility Report fee is posted fee less amount already paid. $1,000 base budget included for property surveying. Environmental, and geotechnical services are not included in report fee. Comprehensive report pricing varies based on project complexity, number of development scenarios evaluated, level of planning required, and specific project needs.

Development Advisory

Providing independent expertise and strategic guidance throughout the development process.

ORELINE provides Development Advisory services for clients who need experienced development expertise to evaluate opportunities, navigate decisions, establish strategy, and advance real estate initiatives while retaining direct ownership and control of the project.

As an independent advisor, ORELINE works alongside clients to bring development perspective to the opportunities, decisions, and challenges encountered throughout the process. Advisory support may begin with a specific property or development question, focus on a defined project or deliverable, or continue throughout multiple stages of the development lifecycle as needs evolve.

Depending on the engagement, ORELINE may assist with opportunity and site evaluation, development strategy, feasibility, project planning, team formation, approvals and entitlement strategy, financing and funding considerations, stakeholder coordination, development proposals, or other matters requiring experienced development perspective.

Development Advisory engagements may be structured around a specific project, defined deliverable, or ongoing advisory relationship, providing clients with flexibility to access the level of expertise and involvement their needs require.

Ongoing Development Advisory

For clients with recurring real estate and development needs, ORELINE offers ongoing advisory engagements that provide dedicated access to development expertise across multiple opportunities, projects, and priorities.

This model can be particularly valuable for municipalities, economic development organizations, counties, nonprofits, businesses, property owners, investors, and other organizations that regularly encounter real estate and development decisions but may not require dedicated development expertise in-house.

Rather than establishing a new engagement each time a need arises, ORELINE reserves a defined level of professional capacity each month that can be applied across agreed-upon development priorities. This may include evaluating properties and development opportunities, reviewing proposals, advising on project strategy, supporting developer or project partner selection, evaluating potential partnerships, assessing funding and incentive opportunities, coordinating early development activities, or providing experienced development perspective as new needs emerge.

Advisory Engagement Levels

  • Advisory Access: Starting at $2,000/month; 10 hours/month

  • Ongoing Development Advisory: Starting at $4,000/month; 20 hours/month

  • Embedded Development Advisory: Custom Engagement; 40+ hours/month

Advisory engagements are tailored to each client's anticipated needs, priorities, and desired level of support. Larger projects or assignments requiring substantial dedicated work may be scoped separately, allowing ongoing advisory capacity to remain available for emerging opportunities and priorities.

Throughout every advisory engagement, ORELINE's role is to provide independent perspective, informed analysis, and experienced guidance that helps clients understand their options, anticipate challenges, and make confident development decisions.

Development Management

Leading the development process on behalf of ownership.

ORELINE provides hands-on development leadership for clients who need experienced management and coordination throughout the development process.

Acting as an extension of ownership, ORELINE takes an active role in advancing the project by coordinating consultants, project partners, stakeholders, schedules, budgets, approvals, and other development activities required to move the project forward.

Development Management engagements are structured around the unique requirements of each project through a formal Development Management Agreement, with fees established based on factors such as project scope, duration, complexity, project cost, milestones, and the level of involvement required.

Through this role, ORELINE provides the leadership, coordination, and accountability necessary to maintain alignment across the project while helping ownership navigate decisions, manage risk, and advance the development toward successful completion.

Development Partnership

Creating projects together.

For select opportunities, ORELINE participates as an integrated member of the development team, aligning its development expertise and leadership with the long-term success of the project.

Through a project-specific partnership structure, ORELINE may serve as the project's operating development partner, providing development leadership and management while working alongside the project's ownership and capital partners to advance the opportunity from strategy through completion.

Unlike a traditional advisory or management engagement, Development Partnership creates deeper alignment between ORELINE and the project by connecting compensation and participation to project milestones and successful outcomes.

Depending on the opportunity and partnership structure, ORELINE's participation may include a combination of development management fees, milestone-based development fees, and participation in project profits or other project economics. The specific structure is established individually based on the needs, responsibilities, risks, and objectives of each partnership.

ORELINE evaluates Development Partnership opportunities selectively, with a focus on projects where there is strong alignment between the opportunity, ownership, capital partners, and ORELINE's ability to contribute meaningful development leadership.

Specialized Engagements

Providing focused development expertise where it is needed most.

Not every opportunity requires an ongoing advisory or development management relationship. ORELINE offers Specialized Engagements for clients who need experienced development expertise for a specific need, assignment, or defined scope of work.

Engagements may be structured around an individual service or combine multiple areas of expertise based on the needs of the assignment. The services below represent the types of specialized work ORELINE can provide and may be scoped and priced independently or together as part of a broader engagement.

Specialized Engagements are tailored to the specific needs of each assignment. Individual services may be engaged independently, combined into a defined scope of work, or incorporated into a broader Development Advisory or Development Management engagement as project needs evolve.

  • Supporting informed decisions about properties and development opportunities.

    • Site selection and comparison

    • Property and acquisition due diligence

    • Highest and best use analysis

    • Development potential evaluation

    • Site and opportunity assessment

    • Development risk and constraint identification

  • Establishing a clear and actionable path for moving opportunities forward.

    • Development strategy and roadmaps

    • Project phasing and implementation planning

    • Preliminary development schedules

    • Preliminary development budgets

    • Project readiness assessment

    • Development scenario evaluation

    • Strategic project planning

  • Evaluating the financial and development considerations that influence project viability.

    • Development scenario analysis

    • Preliminary financial modeling

    • Development budget preparation and review

    • Sources and uses analysis

    • Sensitivity and scenario analysis

    • Preliminary financing considerations

    • Financial feasibility support

  • Developing and coordinating the strategy required to navigate regulatory and governmental processes.

    • Zoning and regulatory analysis

    • Entitlement and approvals strategy

    • Municipal and agency coordination

    • Application process management

    • Public hearing preparation and support

    • Consultant and approvals coordination

  • Identifying and coordinating potential resources that may support project feasibility and implementation.

    • Public funding and incentive research

    • Grant opportunity identification

    • Tax increment financing coordination

    • Tax abatement coordination

    • Economic development incentive strategy

    • Funding and financing resource identification

    • Coordination with public agencies and funding partners

  • Helping property owners and public or private organizations identify and evaluate qualified development partners.

    • Developer solicitation strategy

    • RFQ and RFP development

    • Developer outreach and procurement coordination

    • Proposal review and comparative analysis

    • Interview and evaluation process facilitation

    • Developer qualification and selection support

    • Development partner recommendations

    • Negotiation and selection process support

  • Building and organizing the professional team required to advance a project.

    • Identification of required project disciplines

    • Consultant procurement strategy

    • RFQ and RFP preparation

    • Consultant outreach and solicitation

    • Proposal and qualification review

    • Team selection support

    • Scope and responsibility coordination

    • Project team onboarding and alignment

  • Preparing projects for successful implementation.

    • Development schedules and milestone planning

    • Design and consultant coordination

    • Preconstruction strategy and coordination

    • Procurement planning

    • Project delivery planning

    • Construction readiness assessment

    • Transition from pre-development into implementation

  • Bringing together the people and organizations necessary to advance complex development opportunities.

    • Stakeholder identification and engagement strategy

    • Municipal and agency coordination

    • Public-private development facilitation

    • Ownership and project partner alignment

    • Community and stakeholder coordination

    • Development meeting facilitation and leadership

    • Partnership coordination

  • Developing the materials and narrative needed to communicate, position, and advance an opportunity.

    • Project narratives and development summaries

    • Development opportunity packages

    • Project presentations

    • Partner and stakeholder materials

    • Lender and financing support materials

    • Development proposal support

    • Project positioning and communication strategy

  • Providing an independent perspective on projects that require evaluation, repositioning, or a new path forward.

    • Independent project review

    • Stalled or challenged project assessment

    • Development risk and constraint analysis

    • Project status and readiness evaluation

    • Development strategy reset

    • Path-forward recommendations

    • Recovery and repositioning strategy

  • Providing development expertise to organizations navigating real estate opportunities, initiatives, and decisions.

    • Development process evaluation and strategy

    • Real estate and development initiative planning

    • Property portfolio and opportunity review

    • Development proposal evaluation

    • Developer and partner procurement strategy

    • Organizational development capacity support

    • Development decision-making frameworks

    • Advisory support for municipalities, economic development organizations, nonprofits, and other public or private organizations

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