From Land to Living Space: Strategic Oversight in Action

Wexmoor Circle serves as the project manager for a ground-up residential development in Big Bear.

 

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Project Development in Phases

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Project Overview

  • Location: Big Bear Lake, California

  • Role: Licensed Real Estate Agent & Mortgage Loan Originator; Project Manager

  • Scope: End-to-end oversight — acquisition, financing, permitting, construction coordination

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Phase One — Land Identification & Market Analytics

  • Comparative Market Analysis (CMA): Evaluating sales comps to benchmark value.

  • Four-Way Analysis: Examining location, zoning, demand drivers, and investment potential.

  • Feasibility Review: Aligning property characteristics with projected build type and rental yield.

  • Marketing Analytics – Performed under California DRE License #02271654
Access 4-Way Marketability Report
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Phase Two — Real Estate Acquisition Process

  • Offer Structuring & Negotiation — guided by CMA findings.

  • Escrow Coordination — seamless communication with escrow officers, ensuring disclosures, title, and contingencies were satisfied.

  • Closing Oversight — maintaining compliance and protecting client interests.

  • Real Estate Acquisition —performed under California DRE License #02271654
Learn More in Our FAQ
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Phase Three — Financing Origination

  • Prequalification & Structuring: Assessing borrower financials, credit, and loan-to-value ratios.

  • Loan Estimate & Disclosures: Delivering compliant TRID disclosures to the client.

  • Processing & Underwriting: Collecting documents, ordering appraisal, coordinating with underwriter.

  • Approval & Closing: Ensuring conditions cleared, preparing closing disclosure, and securing final funding.

  • Loan structuring & packaging completed under NMLS License #2728634
Learn More in Our FAQ
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Phase Four — Planning & Design

  • Architectural Planning: Developed site plan and design concepts aligned with zoning, building codes, and city ordinances.

  • Interior Design Strategy: Crafted functional layouts balancing aesthetic value with lifestyle needs, including wellness-focused amenities.

  • Permit Preparation: Managed submittal packages, city planning coordination, and approvals to fast-track permitting.

View Development Plan
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Phase Five — Sales & Exit Strategy

  • Market Positioning: Applied updated comparative market data, demand studies, and seasonal price cycles to define positioning.

  • Sales Execution: Coordinated property marketing, agent collaboration, and listing placement for optimal exposure.

  • Exit Strategy Planning: Designed flexible ROI exit paths (resale, STR yield, or refi leverage) aligned with client goals.

  • Licensed Execution: Managed all sales documentation and negotiations under California DRE License #02271654.

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FAQs

What role does Wexmoor Circle play in real estate development projects?
Wexmoor Circle itself is not a licensed brokerage or lender. Instead, it functions as a strategic project management and origination platform, coordinating every stage of the real estate process — from market analytics and acquisition strategy to financing structuring and development oversight. All licensed activities are performed through individuals and partners: Real Estate Transactions: Conducted under Irakli Ezugbaia, California DRE Salesperson License #02271654.Loan Structuring & Origination: Managed under Irakli Ezugbaia, NMLS License #2728634. Construction Oversight: Delivered in partnership with Curated Construction Corp, CSLB License #1067782.
How does Wexmoor Circle reduce risk for clients?
Risk is minimized through a multi-stage analysis and compliance framework: Comparative Market Analysis (CMA) and 4-Way Marketability Review before land acquisition, TRID-compliant financing process under NMLS guidelines, Dual appraisal checks (land-only vs. developed property), Licensed oversight of contracts and escrow under DRE compliance, Direct supply chain management to avoid inflated contractor markups.
Who are Wexmoor Circle’s partners in construction and financing?
Construction: We coordinate with licensed general contractors, including Curated Construction Corp (CSLB License #1067782), to ensure permitting, safety, and quality control at every stage of development. Financing: All mortgage and financing activities are conducted under license through Curated Real Estate Capital (NMLS #1132725), in partnership with Irakli Ezugbaia (NMLS #2728634). We maintain strong relationships with wholesale lenders, private capital providers, and institutional mortgage sources to secure the most competitive terms for our clients.
How does Wexmoor Circle ensure compliance with state and federal regulations?
Real estate services are performed under California DRE License #02271654. Mortgage origination and structuring are executed under NMLS License #2728634, meeting TRID, RESPA, and ECOA requirements. Construction management is conducted in collaboration with licensed contractors (CSLB). Privacy & Terms of Use are enforced via our website and contracts to shield against third-party claims.
What is the client’s involvement during the project?
Clients remain decision-makers, while Wexmoor acts as the execution arm. You’ll receive: Market reports and CMA findings before acquisitionFinancing structures and disclosures before approval, Design, permitting, and construction updates at each stage, Exit strategy options (resale, refinance, or rental) prior to sales execution.

Ready to Start Your Next Project?

Partner with a licensed team that integrates financing, sales, and project management into one streamlined process. Whether you’re acquiring land, structuring financing, or overseeing development, we’re here to deliver clarity and results at every stage.
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