multifamily land referral program
Land deals are slow, messy, and high-stakes — the kind that drain your time, risk your reputation, and endanger your most valuable client relationships. The Multifamily Land Referral Program solves this by bringing in a creative, independent land specialist who takes on the complexity so you can stay focused on your core business, protect your client, and capture referral income without distraction.
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client
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you
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me
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developer
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deal
how this works
You bring elite client relationships. I bring graduate-level development analysis. Together, we unlock hidden land value — without compromising your reputation or demanding your time.
You're a trusted advisor with established client relationships. I'm a specialist with professional Master's-level designations in CRE development, land valuation, municipal policy, and developer negotiation.
Rather than stretch outside your expertise — or lose control of your client — we collaborate as equals.
You retain the client relationship and stay front-and-centre
I manage the technical analysis, market strategy, and developer negotiations
We structure a referral that protects both our interests and gets the deal done
You stay the hero. I handle the complex analysis behind the scenes.
Your client discovers land value they never knew existed — and you preserve your hard-won client relationship throughout the process.
who this is for
This won't be for everyone — and that's exactly the point.
If you're a busy, successful residential agent earning $500K+ annually with a strong client base and zero interest in mastering multifamily development analysis — welcome. You're in the right place.
But this probably isn’t for you if:
You see every deal as make-or-break for your business
You secretly love long, slow, uncertain development deals
You have time to master thousands of pages of municipal policy
You think multi-plex and multi-family are basically the same thing
This only works when two established professionals bring distinct expertise to the table — and have the confidence to stay in their respective lanes.
why refer to me
You excel at client relationships. I master complex development analysis.
I work exclusively on multifamily, mixed-use, and land assembly sites in Metro Vancouver.
I created this program for high-performing residential agents who have valuable client relationships but zero interest in becoming policy experts or development analysts.
This isn't about stepping on toes. It's about delivering elite results while protecting your client relationship — and reputation.
Here’s what you get when we work together:
Your client stays your client. I don't help them buy, relocate, or anything else. Ever.
Zero corporate nonsense. No CRM harvesting. No cross-promotion. No risk of losing them to some corporate database.
Graduate-level valuation expertise. I uncover hidden value through analysis most agents never access.
Developer negotiation power. I speak their language and know what they'll actually pay.
Higher commissions, lower stress. You look like the expert and maintain focus on your core business while I handle the complex analysis and specialized transaction.
Your client stays
your client
No risk of losing your best clients to another brokerage.
Serious valuation expertise
Get institutional-grade analysis without the ego or unfair splits.
Confidential and discreet
No corporate database harvesting your client contacts.
Developer negotiation power
Developers take you even more seriously when I'm involved.
More commission, less stress
Stop explaining to clients why land deals never close.
proven experience
Hi, I’m Seth. This isn’t my first deal — and I’m not your competition.
I've sold over $750M in commercial property, evaluated more than 150 development sites, and spent 15 years honing my skills across the province — underwriting development sites, navigating complex policies, and negotiating directly with the people who make these deals happen. I also hold professional Master's-level designations in commercial real estate (CCIM Designation) and development (CCIM CRE Development Certificate).
Today, I focus that experience entirely on Vancouver's multifamily land market — and collaborate with elite residential agents to get their clients the best possible result.
But just as important: I built my practice to complement — not compete with agents like you.
I'm not part of a big corporate team. I don't chase your clients. I stay in my lane and bring value in ways other brokers can't:
You won't be sidelined or replaced by a team
If your client comes back for more land deals, you're still in the transaction
You'll look like the expert who brought in the specialist just when it mattered most
You've probably never worked with someone like me before — and that’s exactly why your client will notice the difference.
the process
qualification call
We connect for a quick call. You outline the situation. I explain the referral structure. And we determine if there's a fit.
Stop wasting time on deals that won't pay
initial review
Initial analysis completed in 48 hours or less. We connect for a follow-up call to discuss potential value and next steps.
Never get used for free analysis again
referralagreement
We formalize the referral arrangement between agents, including fee structure and client relationship protection.
No more getting screwed on commission splits
client meeting
I meet with the client. They decide whether they want to work with me and feel confident in my ability to deliver.
![](https://static1.squarespace.com/static/681f8266d168a935c274ea36/t/68213db67e3de06c779264a2/1747008950334/PresentationChart.png"")
I have to earn your client's trust - no free passes
client agreement
Formal listing agreement signed. Client also approves the referral arrangement and fee structure ensuring everyone is looked after.
Stop losing clients to the 'experts' you introduce
offers negotiation + closing
I handle developer engagement, negotiations and closing while keeping you informed and positioned as the hero.
Get paid big without the reputation risk
why mls falls short
MLS isn’t where land deals get done — at least, not the good ones.
It's built for homeowners, not developers. Developers don't browse listings or rely on buyer's agents. They want direct access to opportunities that are priced right, positioned properly, and brought by someone who knows what they're doing. For busy agents juggling dozens of residential deals, mastering this developer mindset isn't realistic — or profitable.
Listing on MLS without a strategy doesn't create interest — it creates confusion. It sends the wrong signals: that the site isn't serious, the numbers don't work, or the agent doesn't understand what they're selling — damaging your credibility with both client and market.
What I bring is access — direct, personal access to the developers who are actively buying in Vancouver's multifamily development market. While land may represent 2% of your business, it's 100% of mine.
I also bring follow-up — real pressure, persistence, and positioning. I don't just wait for offers. I work the deal until we have serious engagement.
There are times when going public is the right call — but only when the strategy behind it is airtight. Land deals aren’t just about exposure. They’re about influence. And that's what I bring to every deal I touch.
mls vs strategic sale
| undefined | MLS Listing | Strategic Land Sale with Me |
|---|---|---|
| Who sees it? | Random public, house hunters, maybe a few developers | Targeted developers actively buying in your client’s segment |
| Buyer’s Agent Involved? | Rarely — most developers don’t use them | No middleman — I speak directly to decision-makers |
| Signal to Buyer | “We don’t know what this is worth.” | “This site is vetted, priced right, and positioned to move.” |
| Negotiation Leverage | Low — you’re reacting to offers | High — I proactively drive conversations with qualified buyers |
| Market Knowledge | Generic comps and guesswork | Deep understanding of land use, density, and policy |
| Follow-Up & Pressure | Passive — wait and hope | Persistent, strategic, and highly targeted outreach |
| Your Role | On your own — or left explaining unfamiliar details | Supported — you manage your client, I manage the land sale |
| Client Impression | “That didn’t go anywhere…” | “Wow, you brought in the right expert and made this happen.” |
start with clarity
Reach out for a focused 10-minute call to see if your client’s land fits this program. No wasted time, no risk to your relationship — just clarity about the next step.
faqs
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This is for clients — the people who trust you, who you’ve sold multiple properties to, who call you before making a move.
It’s not a lead-generation play. It’s a strategic value-add for established, focused agents who want to deliver real results without venturing into unfamiliar terrain.
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Because I’m not in that business.
I don’t help clients buy, relocate, or move into their next property. I stay in my lane — land sales, valuation, negotiation. If a client wants further development advice, we find a way for you to stay involved. Your client stays your client. Period.
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Referral fees are 20% of the listing commission — industry-leading for commercial land.
Corporate brokerages literally can't afford this due to their 50/50 house splits. Most commercial brokers max out at 10-15% referral fee, if they share at all.
Land deals aren't residential — they're 6-18 month specialized transactions worth serious money. On a typical $3M+ land sale, that's $12K-20K+ referral fee for one phone call and introduction.
You get industry-leading compensation without the corporate overhead or attitude.
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Most agents prefer straight referrals — and that's exactly what I recommend. Clean handoff, substantial referral fee, zero ongoing complexity.
Co-listing may be available for agents who want to stay more involved, but not for those trying to mooch off my reputation. The referral model protects your time and simplifies everything.
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I handle everything on the land side: valuation, zoning, development feasibility, developer targeting, marketing, negotiation, and closing.
You handle what you’re best at — managing the relationship, providing trusted guidance, and helping your client find their new home. We both do what we’re great at. Your client gets a better outcome.
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For referrals, I cover everything — zero cost to you.
Your client gets the full professional marketing treatment: targeted developer outreach, custom property analysis, strategic positioning, and relentless follow-up. All at my expense.
You make the introduction, collect your referral fee, and your client receives the same high-level service they'd get if they hired me directly.
Clean arrangement. No shared costs. No complications.
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Absolutely not. Start with a call between us first.
You're the professional — you know your client and what makes sense for your relationship. I suggest we talk through the opportunity privately, so you can decide if I'm someone you'd feel confident referring to.
If I'm not the right fit, you've protected your reputation and wasted zero of your client's time.
Most agents know within 10 minutes whether this referral makes sense. No pressure, no pitch — just a professional conversation to assess the opportunity and see if there's a match.
Your client relationship stays protected while you evaluate your options.
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Yes. By the time I speak with the client, you're already protected and you’ve already vetted me.
Looking at our process: we qualify the opportunity together (Step 1), an initial analysis is completed (Step 2), we sign our referral agreement (Step 3), and then I meet the client (Step 4).
The client meeting isn't about me taking over — it's about them choosing their own expert for their own property. They need to feel confident that I can deliver, and I need to verify their identity and intent before investing months of work.
This protects everyone: when we close the deal you get your referral, I avoid time-wasters, and your client gets to choose freely.
Their property, their choice.
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You'll look incompetent if you try to wing it and fail.
Top tier clients don't expect you to be an expert in everything— they expect you to know when to bring in the right specialist.
What actually makes agents look bad: Quoting residential comps on development sites. Missing zoning opportunities. Deals that die after months of false hope. Explaining why "sure thing" land deals never close.
What makes you look strategic: "I know exactly who handles complex land deals in Vancouver, and I'm bringing them in to make sure you get maximum value."
Your client sees you as the connected professional who delivered the expert when it mattered most. I handle the technical complexity, you get the credit for smart decision-making.
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Because developers want to deal directly with whoever controls the listing.
Some agents do sell land through MLS successfully - but it requires months of time managing developer negotiations, due diligence periods, and complex closings that can stretch 12-18 months.
When I control the listing, I handle all of that while you focus on your core business. Developers get direct access to someone who speaks their language, and you get maximum value without the time drain.
If you enjoy 12-month land negotiations and 8-hour zoning policy deep-dives, this referral program is not for you.
If you'd rather focus on your residential pipeline while collecting substantial referral fees on the side, that's exactly what this delivers.
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Some agents think land is just residential with bigger numbers. It's not.
It's a different language, different relationships, different way of thinking. I've spent 15 years learning the tools and tactics developers use at every stage of development. The patience required. When to push. How to push. And what to push on.
I have nothing but respect for all agents who seek to master their craft. If land sales is your mountain to climb, I genuinely wish you the best.
But most agents who "dabble" in land either quit after their first disaster or become mediocre at everything. This referral program exists because mastery takes years, and you don't have years to waste.
If you're determined to learn, you'll find a way. But you won't find it here.
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That depends on when and why.
If the client genuinely decides early on — before significant work is underway — I understand. Life happens, and timing shifts.
But once we’ve signed agreements and I’ve invested real time in analysis, strategy, or marketing, I expect professional commitment in return. I dedicate months of effort to achieving the best outcome for the client, and I will not tolerate being used for free consulting or leverage. This is a serious process that requires serious follow-through — from everyone at the table.
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It depends on the site and the buyer — but here’s a general guide:
Best case: 3–6 months
Typical timeframe: 6–12 months
More complex deals: Up to 18 months, especially if assembly, rezoning, or uncertain policies are involved
Most agents underestimate this complexity. They quote 90-day closings to clients, then spend months explaining delays they didn't see coming. Due diligence extensions. Financing contingencies. Municipal approval delays.
Land deals move slower than residential transactions because developers are deliberate. They run models, line up financing, assess risk, and compare multiple sites. That's why having the right strategy, buyer access, and relentless follow-up makes all the difference.
I keep the pressure on behind the scenes — so you don't have to.
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Because they can’t — and honestly, they don’t want to.
Most commercial brokers start the year on a 50/50 split with their brokerage. That means they literally can’t afford to share deals with you. Plus, big firms are built to keep everything in-house. They want the client, the data, the next sale — all of it.
And when they do work with residential agents, you're treated like a lead source, not a professional.
Me? I’m independent.
I don’t answer to a corporate brokerage. I can collaborate freely, respect your client relationship, and bring full commercial expertise — without the overhead, ego, or corporate nonsense.