Invest in the Coordinated Rebuilding of Pacific Palisades.
Two Funds.
Three Ways to Participate.
SHORT-CYCLE STRATEGY
Palisades PacQuest Fund I
SCALED DEVELOPMENT STRATEGY
Palisades PacQuest Fund II
MULTIPLE WAYS TO PARTICIPATE
1
Invest Capital
Subscribe cash capital to an eligible offering, subject to qualification and terms.
2
Invest Property
Contribute qualifying property value through the applicable fund participation structure.
3
Invest Both
Combine a capital investment with a qualifying property contribution in one participation path.
Eligibility, structure, risks, fees, liquidity, and definitive terms are governed by current offering documents.
What the Fund Does
Coordinates investment, lot acquisition, homebuilding and completed home sales
How Capital is Used
Lot Acquisition, site preparation, design, permitting, home building and platform operations.
How Value is Generated
Through programmatic process management to lower costs and increase margins on sales of completed homes.
How PacQuest Brings Value to Community
PacQuest Homes will donate up to 10% of its project income into Palisades PQH Recovery Foundation (in formation) to provide funding to Palisades nonprofits and Cystic Fibrosis.
The Scale of the Rebuilding Need
~900 Homes
have commenced construction
LADBS, October 2026
125+ lots for sale
Lot sales continue at a steady pace as more owners choose not to return
Redfin.com, October 2026
Less than 50 homes
completed as of September 2026
LADBS, September 2026
~0.7%
Homes Rebuilt
100%
0.7% of homes lost have been rebuilt and recieved a Certificate of Occupancy
LADBS, October 2026
Three Drivers of Long-Term Value
Large-Scale Replacement Housing Demand
A substantial portion of housing stock still requires a path to rebuilding.
Integrated Platform Efficiencies
Disciplined coordination can reduce fragmentation throughout the development lifecycle.
Repeatable Capital Deployment
Infrastructure and capital can move across successive projects.
One Coordinated Development Platform
Choose the fund strategy and participation structure that best fits your objectives.
Source + Structure
Evaluate lots and establish participation structures.
Capitalize
Align fund capital with development requirements.
Design + Build
Coordinate design, procurement, scheduling, and construction.
Sell + Redeploy
Market homes and manage proceeds under fund terms.
| Traditional One-off Rebuild | PacQuest Coordinated Approach | Intended Effect |
|---|---|---|
| Individual purchasing | Scaled procurement | Improved purchasing leverage |
| Variable schedules | Standardized scheduling | Reduced timing variability |
| Project-by-project controls | Repeatable oversight | Greater cost and capital visibility |
| Traditional One-off Rebuild |
|---|
| Individual purchasing |
| Variable schedules |
| Project-by-project controls |
| PacQuest Coordinated Approach |
|---|
| Scaled procurement |
| Standardized scheduling |
| Repeatable oversight |
| Intended Effect |
|---|
| Improved purchasing leverage |
| Reduced timing variability |
| Greater cost and capital visibility |
A Capital Model Designed for Repeatability
INVESTOR CAPITAL OR LOT EQUITY
portfolio development
completed-home sales
REGULAR QUARTERLY DISTRIBUTIONS
Experienced Leadership Across Capital & Development
Founder
Fred Cordova
Over $10B in transactions and developments across all major asset classes.
Fund Leadership
Rick Norton
$8B in real estate experience across all property types, including multiple levels of homebuilding.
Investor Relations
Patrick Norton
14 years of investment advisory experience building and scaling a wealth management firm.
Capital Strategy
Scott Ogilvie
14 years in investment real estate and $1.8B in transactions across acquisitions, capital formation, and institutional fundraising.
Construction
Cosbey Watson
Over two decades of experience delivering complex commercial projects.
FAQS
What is the PacQuest real estate investment opportunity in Pacific Palisades?
PacQuest offers an investment opportunity in one of two real estate funds for verified accredited investors created to build single family homes in Pacific Palisades at scale with quality, urgency, efficiency, sustainability and transparency by coordinating planning, design, permitting, financing, construction and sales into a single platform. TheFunds align investors and property owners interests for mutual and community benefit. Final terms are set out in the applicable offering documents.
What is the difference between PacQuest Fund I and Fund II?
Palisades PacQuest Fund I, LLC (“Fund I”) models the acquisition, construction and sale of 12 homes in 12 months. It is designed to quickly establish and validate land acquisition costs, construction costs, cycle times, and sale prices. Palisades PacQuest Fund II (“Fund II”) models starting 5 homes per month over 36 months totalling 180 homes and exiting within four years. Eligible Fund I investors may have an opportunity to roll capital and profits into Fund II, subject to final terms and offering documents.
Why is PacQuest focused on rebuilding Pacific Palisades?
The fire created a substantial need for replacement housing in Pacific Palisades. PacQuest believes that coordinated development can help meet that need by delivering completed new homes for returning residents and other buyers at better cost and value than custom building. The Palisades is one of the most desirable coastal communities in the United States. Demand for homes is very strong. Over 800 homes are currently under construction.
What experience does the PacQuest team bring to the rebuilding program?
PacQuest’s team brings experience delivering more than 50,000 homes across prior roles, with 12 operating leaders covering development, construction, finance, acquisitions, investor relations, insurance, marketing, sales, and community engagement.
Where will PacQuest acquire lots, and how will properties be selected?
The initial target areas are the Alphabet Streets, Via Bluffs, El Medio, and Marquez neighborhoods of Pacific Palisades. PacQuest intends to select buildable lots that fit its home designs and financial assumptions. The team will complete property diligence during escrow and assess neighborhood-specific market conditions before committing to an acquisition.
Can property owners invest their lots in a PacQuest fund?
Property owners may invest all or part of their lot equity into one of the funds. Investor eligibility, property valuation, and contribution depend on the relevant fund investment availability and transaction agreements.
What types of homes will PacQuest build?
PacQuest has designed three curated floor plans with multiple elevations and interior and exterior finish packages. ranging from approximately 3,200 to 4,300 square feet. The program combines varied designs and finishes to deliver almost 100 different looks in its initial library.
How does PacQuest plan to control homebuilding costs?
PacQuest works with contractors experienced in production homebuilding to manage labor and coordinated materials purchasing. Average estimated hard costs are $450 per square foot. Land,soft costs, financing and transaction costs add another $550 psf. Actual costs will depend on the site, final scope, and builder agreements.
How can PacQuest deliver a large number of homes?
PacQuest homebuilders have the capacity to build 20 homes per month. Fund II targets a pace of five or more homes per month over a three-year development program. By planning and coordinating starts Pacquest can achieve scaled economies without sacrificing quality and performance. Actual delivery depends on market conditions.
What is the expected construction and development timeline?
Fund I’s model programs acquiring 4-5 lots per month in Months 1–3 with construction starts of approximately 4-5 homes per month in Months 3–5. It assumes a nine-month construction cycle, with home-sale cash flows and distributions in Months 11–13. Fund II targets building 5 homes per month over 36 months totaling approximately 180 homes built and sold over four years. Cycle time is 9 months. These are projected schedules and may change because of permitting, site conditions, construction, or sales timing.
How much capital will the PacQuest funds raise, and how will it be used?
Fund I targets $10 million in limited partner capital alongside a $500,000 PacQuest/general partner co-investment allocation for capital already contributed. Fund II targets approximately $30 million in limited partner capital for a 50% project interest with a $500,000 PacQuest/ general partner co-investment for capital already contributed. Capital supports land acquisition, site preparation, construction, permitting, soft costs, financing, and administration. Fund-specific allocations and general partner contributions are governed by the applicable offering documents.
Will PacQuest use construction financing?
Both Funds assumes senior debt financing at approximately 80% of total cost. Borrowing structure and final terms are governed by the offering documents and lender agreements. Financing availability and costs can affect delivery schedules and investor returns.
What home sale prices does PacQuest assume, and what happens if prices are lower?
The funds use an illustrative home sale price of approximately $5.1 million. Fund I underwrites approximately $1,350 per square foot on a 3,760-square-foot home. These are financial assumptions, rather than guaranteed sale prices. Current market sales prices are $1,450 psf. Homes will be sold at market value. PacQuest does not plan to carry finished home inventory longer than 30-60 days after completion.
What are the projected development costs and profit per home?
Fund I’s illustrative unit budget includes approximately $2.1 million for the lot, $1.7 million for construction, permits, and site preparation, $280,000 in closing costs, and $470,000 in soft costs and financing. Against a $5.1 million sale price, the deck projects approximately $550,000 in project profit per home. Fund II’s separate base-unit illustration builds in more conservative assumptions and uses $2.2 million for the lot, $1.7 million in hard costs, and $550,000 in soft costs, administration, and financing. Fund II projects approximately $350,000 in profit after commission and closing costs. These are rounded project-level assumptions, rather than individual investor returns.
What investor returns does PacQuest project?
Fund I’s model projects approximately $3.7 million in limited partner profit, a 1.37× investor equity multiple, and a 46% annualized internal rate of return (IRR). Fund II’s model projects approximately $39.8 million in limited partner profit, a 2.33× equity multiple, and a 43% IRR. An equity multiple measures total proceeds relative to invested equity; IRR also reflects the timing of cash flows. These are fund-level projections, rather than guaranteed returns, and investors could lose some or all of their capital.
Who is eligible to invest in the PacQuest Funds?
The funds are expected to be offered under Rule 506(c) of Regulation D to accredited investors only. Accredited investor status must be verified before investment. Contact PacQuest investor relations for the applicable offering documents, eligibility requirements, and subscription terms.
How will investment proceeds be distributed, and when will capital be returned?
The Fund I model is designed to build and exit in one year with capital and profits being returned in months 12 & 13. Fund I’s economics include an 8% per year simple preferred return on committed capital, followed by a 50% limited partner / 50% PacQuest profit split. The Fund II model is designed to return capital and profits over 4 years beginning in month 12 or 13. All capital and preferred return is expected to be returned with 30-32 months. Fund II includes a 10% preferred return, with remaining profits after return of LP capital and preferred return split equally between the limited partners and general partner. Returns are not guaranteed, and these milestones are projections rather than fixed repayment commitments.
How will investors receive reporting?
Prospective investors should review the fund’s offering documents for reporting arrangements, administration, and investor communications. PacQuest investor relations can provide details on how investors will receive updates and access their investment information.
How can I request PacQuest investment information?
Contact PacQuest’s investor relations team to discuss eligibility and request the current confidential Private Placement Memorandum (PPM), subscription documents, and fund-specific financial model. Review the applicable terms, assumptions, risks, and subscription requirements before making a decision.
This information is provided for general informational purposes and does not constitute an offer to sell or a solicitation of an offer to purchase securities. Any offering will be made only through the applicable offering and subscription documents. Financial figures, schedules, and returns are illustrative, and actual results may differ materially. Prospective investors should consult their own legal, tax, and financial advisers before making an investment decision.
