Land development in Utah County
Since 1996 we have taken ground in Utah County from raw dirt through entitlement, infrastructure, and build-out. We are working developers, not consultants: we put our own capital into projects and we live with the results.
From raw ground to finished neighborhood
Most of the work in a development happens long before anything is built. This is the part we handle.
Feasibility & Land Acquisition
Before anyone commits, we work out what a parcel can actually carry: yield, topography, access, utilities, and what the market will pay for the product that fits.
- Site and yield analysis
- Utility and access review
- Market and pricing study
Entitlement & Zoning
Rezones, general plan amendments, preliminary and final plats, development agreements, and the city council meetings that come with them. This is where projects are won or lost.
- Rezone & general plan amendments
- Preliminary & final plat approval
- Development agreements & city negotiation
Engineering & Infrastructure
Roads, sewer, water, storm drain, power, dry utilities, and grading, coordinated with city engineering and built to the standard the city will actually accept.
- Civil engineering coordination
- Wet & dry utility installation
- Grading, roads & storm drainage
Build-Out & Lot Sales
We bring in homebuilders, phase the release of lots, and manage the community through build-out. At Arrowhead Park that means three national and regional builders working inside one plan.
- Builder selection & lot takedowns
- Phasing & release strategy
- HOA setup & community standards
Three ways landowners work with us
Most people who call us own ground they have held for years and are not sure what to do with it. There is usually more than one answer.
- Sell it outright. We will tell you what it is worth as development ground, not as farmland, and we can buy or bring a buyer.
- Develop it together. You contribute the land, we bring entitlement, capital, and execution, and we share the upside.
- Get it entitled first. Entitled ground is worth considerably more than raw ground. Sometimes the right move is to add that value before selling.
Utah County, end to end
We develop across Utah County and know the difference between how each city handles an application.
Land development, answered plainly
What does a land developer actually do?
A land developer turns ground that cannot be built on into ground that can. That means securing the right zoning and plat approvals from the city, engineering and installing roads, sewer, water, and power, and then either building on the finished lots or selling them to homebuilders. The developer carries the cost and the risk through that whole period, which typically runs years before a single home is sold.
I own land in Utah County. How do I find out what it is worth?
Call us at 801.377.5600. Raw ground is valued on what it can eventually become, which depends on zoning, access, utility proximity, topography, and the city's general plan. Two neighbouring parcels can be worth very different amounts. We will look at yours specifically and tell you what we think, whether or not we end up working together.
How long does land development take in Utah County?
Entitlement alone commonly runs one to three years depending on the city and whether a rezone or general plan amendment is needed. Engineering and infrastructure add another year or more, and build-out of a large community runs for years after that. The Villages at Arrowhead Park in Payson has been in progress since the 2010s and is still releasing new phases.
What is entitlement, and why does it matter so much?
Entitlement is the set of approvals that give land the legal right to be developed a particular way: zoning, the general plan designation, preliminary and final plat, and any development agreement with the city. It matters because it is where most of the value is created. Entitled ground with approved density is worth substantially more than the same dirt without those approvals, and it is the part most landowners cannot navigate on their own.
Who developed The Villages at Arrowhead Park?
Harward Real Estate. It is a 654-unit master-planned community on Beer Creek in Payson, Utah, spanning 97 acres across seven neighbourhoods, with single-family homes, twin homes, townhomes, condominiums, and multi-family. Richmond American Homes, Fieldstone Homes, and D.R. Horton build inside it. We are the master developer and the point of contact for buyers who want to compare builders.
Do you only develop residential?
No. We have developed and delivered commercial and industrial projects in Utah County as well, including 820 North Business Park in Provo, which we built and still own and manage, plus River Woods Research & Business Park and Brookside Industrial Park, both since sold.
Is Harward Real Estate a brokerage or a developer?
Both, and that is the point. We are a licensed Utah brokerage and an active developer that owns and manages its own commercial portfolio. Clients get advice from people who have signed the construction contracts and carried the loans, not only from people who have sold houses.