Landowner Frequently Asked Questions
Who is Voyager Development?
Voyager Development is a vertically integrated real estate development company based in Charlotte, North Carolina. We specialize in ground-up multifamily and mixed-use residential communities. Because our Development, Architecture, Construction, and Property Management teams operate under one roof, we can analyze sites, plan projects, and execute construction with efficiency.
What types of properties do you buy?
We purchase vacant or under-utilized land suitable for multifamily or mixed-use development in the greater Charlotte region. Parcels near major growth corridors, transit lines, or within established neighborhoods are ideal, but we evaluate every opportunity individually.
Is this a highest and best use valuation?
No. A highest and best use analysis asks which of all legally permissible, physically possible, and financially feasible uses produces the greatest value. That is appraisal work and requires a licensed appraiser.
Our valuation asks a narrower question: What is this land worth to Voyager Development, for the specific type of project we build? We build ground-up multifamily under existing zoning. We analyze your site for that use and tell you what our project could support paying.
That makes our number a buyer's number. If your property's greatest value is as a retail pad, a single-family subdivision, an industrial site, or a larger project under a rezoning, our valuation will not capture it and may come in well below what another buyer would pay. If we think that's the case, we'll tell you.
If you need a valuation for estate planning, a tax appeal, litigation, financing, or a divorce, you need a licensed appraiser.
How does the free land valuation consultation work?
We conduct a quick high-level density study, analyze zoning and utilities, and provide a preliminary opinion of value supported by comparable data and construction assumptions. The result is a developer's opinion of value for one specific scenario: What Voyager Development could build under your existing zoning, and what that project could support paying for the land. It is not a highest and best use analysis.
Is there any obligation or cost for the consultation?
No. The valuation consultation is completely free and comes with no obligation to sell. It’s designed to give you insight into your property’s potential and to open the door for future discussions if you decide to sell or invest in the development.
Do you evaluate properties in markets outside of Charlotte, North Carolina?
No. We only provide free land valuation consultations in the Charlotte, North Carolina market. We concentrate our efforts in this market, where our extensive knowledge and specialized expertise enable us to provide exceptional service and informed guidance.
How accurate is the valuation?
Our valuation is a developer's opinion of value, not a formal appraisal, and not a highest and best use analysis. It models one development program using zoning data, a preliminary density study, market rents, and our own construction costs. Change any of those inputs, or the intended use, and the number changes.
We always recommend consulting your own legal team, financial advisors, and appraiser before making a decision to sell.
Why do you offer these valuations for free?
We invest in these studies because they allow us to identify viable development sites while helping land owners make informed decisions. It’s a win-win: you receive professional insight into your property, and we have the opportunity to explore whether a future acquisition or investment makes sense. You should also know our interest is not neutral. We prepare these studies because we are looking for sites to buy, and the value we report is the value to us. That's exactly why we show our assumptions, so you can test the number and take it to your own advisors.
How long does the process take?
Most consultations can be completed within 7–10 business days after receiving your property information. We’ll review zoning, utilities, and surrounding land uses before scheduling a follow-up call or meeting to discuss our findings.
What information do you need from me to start?
We’ll need your property address, parcel number (if available), and your preferred contact information. Providing a survey or site plan, if you have one, can help us prepare a more precise density analysis.
Can I receive more than one free valuation?
We limit our free land valuation service to one property per individual or entity to ensure we can dedicate equal attention to all land owners who inquire.
What happens if Voyager Development is interested in buying my land?
If your property aligns with one of our upcoming development projects, we’ll reach out to discuss a purchase offer. Our acquisitions team will handle due diligence and coordinate with you or your representatives to ensure a smooth process.
Will you list my property or involve brokers?
Voyager Development is a direct buyer. We acquire properties for our own development pipeline rather than marketing them for others. You work directly with our acquisitions team from first call through closing.
Our team includes a licensed North Carolina commercial real estate broker. North Carolina requires us to disclose this, and we do so at the outset rather than at closing. He is acting for Voyager Development as the buyer, not as your agent. Nothing in this process creates a brokerage or fiduciary relationship with you.
In some transactions a buyer-side brokerage commission is paid at closing. The amount and who pays it will appear in the purchase agreement before you sign anything, never as a surprise at the closing table.
What if my land isn’t zoned for multifamily development?
We build under existing zoning. We typically do not pursue rezonings, and we won't prepare a valuation that assumes an approval nobody has secured. If your property isn't currently zoned for multifamily, we'll tell you upfront rather than produce a study resting on an entitlement that may never come.
That doesn't mean your land lacks development value. It means the value depends on a rezoning and the time, cost, and risk of getting one is something any buyer will price in. If we are not comfortable analyzing your property due to complexities outside of our expertise, we will kindly let you know upfront.
What if I’m not ready to sell?
There’s no pressure to sell. Many owners simply want to understand their land’s value or future potential. We welcome those conversations and can stay in touch if your plans change later.
Is my information kept confidential?
Yes. All information you share with Voyager Development is kept strictly confidential and used only for the purpose of evaluating your property. We do not share or sell your information to third parties.
How do I schedule my free consultation?
You can complete our Land Valuation Form when you book your free consultation. Once we receive your submission, our team will reach out to confirm details and begin the analysis.
For more information
If you have any questions, concerns or comments, please email info@voyagerdevelopers.com.
Disclaimer
The land valuation provided by Voyager Development is a developer's opinion of value prepared for a single, specific development scenario: ground-up multifamily construction as permitted under existing zoning. It is not an appraisal, is not prepared in accordance with Uniform Standards of Professional Appraisal Practice (USPAP), and is not a highest and best use analysis. It reflects the value your property would have to Voyager Development as a prospective buyer, given our construction methods, return requirements, and market conditions at the time of review. Other buyers, other uses, or a different development program may support materially different values.
Voyager Development does not guarantee accuracy, future market conditions, or actual construction costs, and this is not a binding offer to purchase. Voyager Development is a prospective buyer, not your agent. Our team includes a licensed North Carolina commercial real estate broker, and represents Voyager Development's interests in any transaction, not yours. Requesting or receiving this land valuation creates no brokerage, agency, or fiduciary relationship. You should engage your own appraiser, attorney, broker, and tax advisor before deciding to sell. Limit one complimentary land valuation per individual or entity.