Developers will not be able to get these bonus building permits without providing such TDR credits.  

.- Land Development: Got an eye for raw land?

@Jay HinrichsI currently develop in NC.

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

.- Current owners purchased many lots and they haven't developed them.

He took the new development appreciation approach.  

I am now looking to get into new construction development in the PG, Montgomery, and Rockville county areas of Maryland.

Existing deals will instead be saved by NOI growth driven by rent growth--if you have the staying power to hold on long enough.Supply:  High deliveries remain today mostly because of "hang over" from projects that are taking longer to complete than developers (and industry analysts) expected. 

I've had a long career in community development and have a lot of bank contacts that would likely be interested in investing, but I'd need to prove the concept first with an initial fund (there are also a lot of other community development tools that could be leveraged to maximize and scale this).

Where are getting that consumers pay three times as much in commissions as other developed countries?