Construction& sales,under one roof.
Black Dog Development is an operating partner for private residential communities across the Carolinas and the Southeast — combining luxury homebuilding discipline with a broker-led sales engine that other consultants cannot replicate.
Most private communities stall for the same reason. Someone is selling, someone is building, and no one is accountable for the outcome.
Black Dog exists to collapse that gap.
We are the two disciplines a community development needs under a single operating partner — the construction pedigree of a Dillard Jones company, and a broker-led sales program licensed in both Carolinas. Our office sits inside the Dillard Jones office in Cashiers, North Carolina, and the subcontractor network, the regional relationships, and the reputation are already in place.
The firm wins when the community wins. Phase 1 through Phase 3 are fixed-fee engagements, returned in full once the operating partnership delivers its first ten million dollars in closed sales.
luxury residential work
custom home builder
syndication platforms
NC & SC
Six disciplines.
One operating partner.
Engagements are structured as fixed-fee phases through builder recruitment and community standards, then transition into an ongoing operating partnership for the duration of the community buildout.
Residential Development Consulting
Brokerage · List-Side
Land Acquisition & Feasibility
Project Management · Owner's Rep
Design-Build Coordination
Investment & JV Partnerships
Four phases.
A go/no-go at each step.
Each phase has a clear deliverable and a written recommendation before the next begins. No phase starts until the prior phase has earned it.
Discovery
Understand what we are working with before recommending anything.
All Phase 1–3 fees are returned to the owner once Black Dog delivers ten million dollars in closed sales. The firm is not charging for analysis — it is charging to be measured on outcomes.
Communities the firm
has been built inside of.
Dillard Jones has operated inside some of the most exacting planned communities in the Southeast for more than two decades. The mountain market is not a market Black Dog is entering — it is the market the firm already operates in.
Three streams.
One engine.
The primary revenue engine is lot sales. Everything else is upside — community marketing assessments, club dues, amenity and transfer fees. Black Dog structures the revenue picture so the community itself funds the development, not just the developer.
- 01Lot Sales
Priced and sequenced by Black Dog. Best lots held for last. Inferior lots moved first to set comps. Builders commit on a take-down schedule.
Illustrative potential$75M+ - 02Community Marketing Assessment
Two percent assessed on every residential transaction, paid by builders and buyers. Flows to the owner throughout the buildout cycle.
Ongoing~$8M+ - 03Club Dues, Amenity & Transfer Fees
Ongoing membership revenue as amenities are upgraded, plus initiation and transfer fees on every ownership change — compounding each cycle.
CompoundingTBD
A Dillard Jones company,
in the market it already
operates in.
Construction discipline
Black Dog sits inside the Dillard Jones family of companies — South Carolina's number-one custom home builder, with a track record inside the most exacting planned communities in the region.
Sales & market access
Broker-led and owner-facing. Licensed in both Carolinas. The buy-side program runs end to end — CRM, lead qualification, national luxury network, and sixty-plus syndication platforms.
Local knowledge
Based inside the Dillard Jones office in Cashiers, North Carolina. The reputation, the subcontractor network, and the regional relationships are already in place.
Most community developments stall because someone is selling and someone else is building, and no one is accountable for the outcome. Black Dog exists to close that gap — under one roof, with the firm measured on what actually closes.
Begin with
Phase 1 Discovery.
- Office
- Inside the Dillard Jones office
Cashiers, North Carolina - Licensed
- North Carolina · South Carolina
- Engagement
- Phase 1 · $25,000 · 45–60 days
An operating partner for private residential communities across the Carolinas and the Southeast.
- Cashiers, North Carolina
- By appointment
- Licensed NC & SC
- Begin an engagement →