GF Development LLC
Portfolio

Where the work points today.

Two flagship projects anchor the current pipeline. A broader operating history across four Western states supports them. Three decades of real estate experience underwrites both.

Flagship Project

Traditions — Dayton, Nevada

A 230-acre, ~350-unit master-planned PUD in Lyon County, Nevada, positioned at the doorstep of the Tahoe-Reno Industrial Center and its anchor employers (Tesla, Google, Amazon, Apple).

Traditions North rendered site plan, Dayton Nevada

Repositioned lender-owned land into a phased, builder-ready PUD.

GF Development acquired the underlying land basis and is advancing PUD approval, civil engineering, and builder engagement across three phases with senior local land planning and civil engineering partners.

The value creation comes from the entitlement spread — taking lender-owned raw land through PUD, infrastructure design, and platting, then delivering finished lots to national and regional homebuilders already active in the Dayton corridor.

  • LocationDayton, NV (Lyon County)
  • Acreage±230 acres
  • Density~350 units across 3 phases
  • Lot Mix4,500 / 6,000 / 8,000 / 12,000 sq ft
  • StatusActive entitlement
  • Consulting TeamSenior Nevada land planning & civil engineering partners
Conceptual phasing plan showing 4,500 / 6,000 / 8,000 / 12,000 sq ft lot zones
Conceptual lot-mix plan — 4,500 to 12,000 sq ft phasing across the site.
Regional map showing Dayton, Nevada relative to Reno, Tahoe-Reno Industrial Center, Tesla, Google, Amazon, and Apple
Regional context — minutes from the Tahoe-Reno Industrial Center and its anchor employers.
Flagship Project

Brio Vista — Idaho

Infill residential subdivision in the Treasure Valley.

Brio Vista is an active-entitlement residential subdivision in a high-growth Idaho submarket, structured as a long-term value play with a national-builder exit profile.

The strategy mirrors Traditions at a smaller scale: acquire well-positioned land, carry it through subdivision and entitlement, deliver builder-ready lots into a market with durable homebuyer demand and active regional and national builders.

  • LocationTreasure Valley, Idaho
  • TypeResidential infill subdivision
  • StatusActive entitlement
  • Exit ProfileNational-builder lot takedown
Operating History

Building the operating foundation.

Before focusing on master-planned entitlement, GF Development executed a series of smaller land and infill projects across the Western U.S. These projects built the operating rhythm, jurisdictional relationships, and execution discipline that underwrite flagship work today.

Idaho County Recreational Subdivision

Idaho County, ID

±154 acres, 6 parcels. Lot design, access, and utilities. 80% sold in the first 30 days of marketing.

Boise Urban Infill

Ada County, ID

±10 acres, 45 lots. Annexation, rezoning, utility design — unlocking density in a constrained market.

Cowlitz County Rural Subdivision

Cowlitz County, WA

±20 acres, 4 lots. Private road, shared well, septic engineering. Doubled value through infrastructure.

Washington County Land Split

Washington County, ID

±17 acres, 3 parcels. Entitlement and access design to maximize lot configuration and value.

Roy Buildability Conversion

Pierce County, WA

±5 acres. Wetland delineation, septic engineering, site planning. Converted unbuildable site into fully permitted homesite.

Storm Lake Lakefront Redevelopment

Thurston County, WA

±0.25 acres. Critical area study, geotech, septic design. Established buildability for premium resale.

Inglewood Urban Redevelopment

Los Angeles County, CA

Two Central Ave parcels. Environmental remediation, entitlement, and remarketing for affordable housing.

Chatsworth Residential Flip

Los Angeles County, CA

±0.42 acres, 3,456 sq ft home. Acquisition, full renovation, resale. 48% margin in 7 months.

Founder's Career

Three decades. Three companies. Two exits.

GF Development sits on top of a 30-year real estate career. The firms below were founded and operated by Greg Francis before the current focus on land development. More on the About page.

1997–2005

Mortgage Banking

Loan advisor at a top Northern California mortgage bank and broker. Founded and sold a Lake Tahoe residential and construction lending brokerage.

2003–2010

Luxury Homebuilding

Custom luxury homes delivered across Lake Tahoe and Truckee through architecturally tailored prefabricated residential systems.

2014–2024

Specialty Construction

Founded and scaled a national specialty construction firm from two to fifty employees over a decade. Sold equity in 2024.

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