Private Real Estate · Mountain West

Institutional
Discipline.
Local Execution.

We raise private capital and deploy it into residential land development across the Mountain West — targeting superior risk-adjusted returns through conservative structures and pre-sold inventory.

Investor Inquiries Our Approach →

$13M+

Total Capitalization

3

Active Projects

View Projects →

30%+

Target IRR

Investment Strategy

How We
Deploy Capital

Cutlass Development focuses on residential land across the Mountain West — identifying, acquiring, and developing opportunities at various stages of the entitlement cycle, executing horizontal improvements, and delivering finished lots to buyers through relationships built over years of operating in the region. Our approach combines institutional underwriting discipline with on-the-ground execution capability that larger firms cannot replicate.

01

Land Acquisition

We target residential land across the risk spectrum in high-growth Mountain West submarkets — from entitled and near-entitled sites to select raw land opportunities where our underwriting experience and local relationships provide a distinct sourcing advantage.

Entitled, near-entitled & raw land

Idaho & Montana markets

Off-market sourcing priority

02

Horizontal Development

We execute horizontal improvements — grading, utilities, roads — with a relentless focus on timeline discipline. Every project is driven by a sense of urgency: capital deployed is capital working, and we move with the efficiency that investors and buyers expect.

Execution-focused timelines

Finished lot delivery

Conservative cost underwriting

03

Pre-Sold Inventory

Our buyer relationships — built over years of construction lending across the Mountain West — allow us to reserve the majority of lots before a shovel hits the ground. Demand is validated before capital is committed.

Relationship-sourced buyers

Majority reserved before groundbreak

Demand-validated underwriting

Current Portfolio

Active Transactions

All three current projects are residential land developments in the Treasure Valley, each fully reserved by local buyers prior to construction — a direct result of the builder relationships developed over years of construction lending in the region.

Residential DevelopmentActive

Longbow Estates

Star, Idaho

A premium gated estate-lot subdivision in Star, Idaho consisting of 14 luxury homesites. Acquired at full entitlement, the business plan focuses on completing horizontal improvements, recording the final plat, and executing structured lot takedowns to a curated builder group with demonstrated demand for high-end product in the Treasure Valley.

0.33 ac

Avg. Lot Size

14

Total Lots

$2.25M

Equity Raised

~12 mo

Est. Hold Period

12 of 14 lots reserved prior to construction commencement.

Residential DevelopmentActive

Madenford Estates

Star, Idaho

A shovel-ready residential subdivision in Star, Idaho comprised of 15 premium single-family homesites serving continued population growth and demand migration into the Treasure Valley. Acquired at full entitlement, the project was structured to allow immediate horizontal development and phased lot delivery to a pre-qualified builder base.

0.25 ac

Avg. Lot Size

15

Total Lots

$2.25M

Equity Raised

~12 mo

Est. Hold Period

14 of 15 lots reserved prior to construction commencement.

Residential DevelopmentActive

Summit Crest Estates

Eagle, Idaho

A luxury residential development in Eagle, Idaho delivering estate-style homesites in a supply-constrained, high-demand market. Designed around premium lot product, elevated architectural standards, and a curated community layout, the project targets upper-end buyers seeking larger-format homesites and enhanced privacy within the Mountain West region.

4

Estate Homesites

5ac

Avg. Lot Size

$2.5M

Equity Raised

~12 mo

Est. Hold Period

All 4 parcels reserved prior to construction commencement.

3

Active Projects

$8.0M

Total Equity Deployed

33 Lots

Across 3 Communities

100%

Pre-Reserved at Launch

Our Story

Built on
Local Knowledge.

Cutlass Development was founded on a straightforward thesis: the Mountain West represents one of the most compelling residential land investment opportunities in the country, and capturing it requires an operator with deep local networks — not capital deployed from afar.

We partner with private investors who understand that disciplined, relationship-driven investing in high-growth markets produces durable, risk-adjusted returns across market cycles.

I We only enter markets where we have existing relationships and on-the-ground operational capability.

II Every deal is structured with investor capital protection as the primary underwriting consideration.

III We communicate proactively — quarterly reports, direct access, and full transparency on every asset.

The Team

Leadership & Principals

Founder & Chief Executive Officer

Michael McCann

Michael McCann is the Founder and CEO of Cutlass Development, a residential land investment and development platform focused on acquiring and developing premium residential communities throughout the Mountain West. The firm specializes in acquiring entitled or near-entitled land, executing horizontal improvements, and delivering finished lots to buyers through strategically structured programs.

Prior to founding Cutlass, Mr. McCann held senior leadership roles within a private construction lending platform focused on residential homebuilders across the Pacific Northwest and Mountain West, gaining direct insight into builder underwriting, market demand, and land execution strategies.

U.S. Navy · 6 Years Active Duty M.S. Finance · Georgetown McDonough Ernst & Young · Audit KC Royals Organization

"Disciplined risk management, conservative capitalization structures, and execution-focused development strategies designed to preserve capital while generating institutional-quality risk-adjusted returns."

Investor Access

Your Gateway to
Cutlass Development.

Current Investors

Investor Portal

Access your portfolio performance, distributions, documents, and project updates through our investor portal, powered by Juniper Square.

–Portfolio dashboard & performance
–Distribution history & documents
–Quarterly project updates
–Tax documents & K-1s

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Prospective Investors

Request Access

We work with a selective group of accredited investors who value direct access and transparent, relationship-driven real estate investing. If you're exploring opportunities in the Mountain West, we'd welcome a conversation.

Contact Our Team →

investor@cutlassdevelopment.com

InstitutionalDiscipline.Local Execution.

How WeDeploy Capital

Active Transactions

Built onLocal Knowledge.

Leadership & Principals

Your Gateway toCutlass Development.

Investor Portal

Request Access

Institutional
Discipline.
Local Execution.

How We
Deploy Capital

Built on
Local Knowledge.

Your Gateway to
Cutlass Development.