A combined land development and lot development program in Sevierville, Tennessee — ~64 acres and ~227 planned townhome and twin-home lots, engineered by DHI Engineering and marketed by D.R. Horton as The Foothills at Red Bank. Gladdit Redbank Fund 1 provides the program's equity; D.R. Horton is contracted as the finished-lot buyer.
Layered protections that sophisticated land investors look for — built into the structure, not promised on top of it.
Principals invest their own capital alongside investors — aligned from the first dollar.
Lot purchase agreement with D.R. Horton executed before development begins.
The buyer has meaningful deposit capital at risk under the land-bank structure.
Phase 1 received full planning approval in 2026 — entitlement risk substantially retired.
Budgets and schedules controlled by a licensed Professional Engineer with 23 years of delivery.
Capital is secured by real property held in dedicated entities — Skycrest Redbank Land LLC and Skycrest Redbank Lot LLC.
The takedown schedule is contractual, supported by builder earnest money, and set in a submarket where demand outruns lot supply roughly 187-to-1 in our price band. Pacing can still vary — that risk is real and disclosed — but the structure is designed so land collateral, deposits, and market depth protect capital while timing resolves.
How capital moves through the program. Full terms — including the preferred return and distribution waterfall — are defined in the offering documents.
Capital funds land acquisition and horizontal development.
Investors hold a preferred position ahead of sponsor profits.
Builder closings (May 2027 · Jan 2028) trigger capital and profit distributions.
A ~24-month program horizon, with proceeds re-deployable into the next phase.
Summary for orientation only — not an offer and not a projection of returns. The offering documents control.
Contracts & entitlement
Phase 1 approved 2026
Roads, grading, utilities
~114 lots to D.R. Horton
~109 lots · capital recycles
Sponsored by Gladdit Capital LLC. Structure summarized for illustration; governing documents control. Not an offer of securities.
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Lot development (horizontal development) turns entitled land into finished, build-ready lots — entitlement, grading, roads, water, sewer, utilities. It is the highest-value step in the housing supply chain, with short defined cycles and contracted builder exits. It is Gladdit's primary strategy and ROI engine.
Land banking is our supporting strategy: holding entitled land under builder contracts secures the pipeline for future development phases, controls land basis, and strengthens the builder relationship. It feeds the development engine rather than competing with it.
Our offerings are private placements under Rule 506(c) of Regulation D, limited to accredited investors and institutions. Because 506(c) offerings may be publicly discussed, the law requires accreditation to be verified through reasonable steps — third-party verification such as a CPA or attorney letter, or a verification service — before any investment. This website is not an offer of securities.
Primarily at builder takedowns — when finished lots or land are sold per contract, capital and profits are distributed per the fund's terms, with investors holding a preferred position ahead of sponsor profits. Each offering's documents define the exact waterfall and timing.
Yes. Gladdit's principals co-invest their own capital in every program alongside outside investors. We believe a sponsor should carry real skin in the game — our capital takes the same project risk yours does.
Takedown schedules are contractual and supported by builder earnest money, but pacing can vary with market conditions — this is a real risk we disclose plainly. Mitigants: titled-land collateral, deposits at risk, a submarket where demand outruns supply roughly 187:1 in our price band, and conservative underwriting that stress-tests delayed scenarios.
Illiquidity, entitlement and construction risk, financing and interest-rate risk, builder-pacing and counterparty risk, and the potential loss of all invested capital. Review each offering's full risk disclosures with your own legal, tax, and financial advisors.
"A trusted development partner… a proven track record delivering developed lots on time and per specification. Supply is only at about half of the estimated demand."
D.R. Horton, Inc. — Land Manager, Knoxville Division · Sept 2025"The standards they hold are above the majority of applicants… smooth transitions, good stormwater drainage and beautiful landscaping. I would gladly work with them again."
City of Sevierville, TN — Department of Development · Dec 2024"Disciplined underwriting, conservative leverage, and a committed national-builder exit — the sponsor profile we look for in land development lending."
Development Lender Reference — Harvest Capital · placeholder pending authorized quoteLetters excerpted from signed originals (full copies available to qualified investors); the lender reference shown is sample placeholder text pending an authorized quote.
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