WORKFORCE HOUSING DEVELOPER FOCUSED ON OPPORTUNITY ZONE COMMUNITIES
Housing is infrastructure for the workforce.
Without housing, labor doesn't show up. Without labor, capital projects fail. We build the housing that makes economic development possible—and we anchor permanent communities.
Anchor Community Capital delivers institutional-grade workforce housing solutions in Qualified Opportunity Zones across rural America. Our proven, four-phase development model combines RV infrastructure, commercial space, and manufactured housing to create sustainable communities that serve the immediate needs of transient construction labor while establishing permanent residential capacity for long-term economic growth.
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Proven Track Record, Institutional Structure
$7M+
Asset Creation
Total value created across portfolio in 2025
6
States
Project experience across VA, TN, TX, CO, WA, SD
16x
RV Park Expansion
Black Hawk Creek growth from 9 to 145 units
We are the only vertically integrated developer of workforce housing in rural Opportunity Zone communities.
2,637%
Revenue Growth
Documented operational performance
We create sustainable returns for investors while simultaneously creating thriving communities.
"We solve the affordable housing crisis through scalable models that don't require government subsidy—because affordability and returns should not be mutually exclusive."
Anchor down today to build tomorrow's communities.
The Affordable Housing Crisis: By the Numbers
The United States faces a workforce housing shortage of unprecedented scale. While policy discussions focus on subsidy programs and zoning reform, the fundamental economics of housing affordability remain unaddressed. Traditional construction methods cannot deliver housing at price points accessible to the American workforce without massive government intervention.
01
The Housing Gap
10.8 million extremely low-income families in the United States lack access to affordable housing options. Source: National Low Income Housing Coalition (NLIHC) "The Gap" Report, 2023
02
The Shortage
7 million+ affordable home shortage nationally. The gap between available units and families in need continues to widen each year. Source: NLIHC, 2023
03
The Burden
70% of extremely low-income families pay more than 50% of their income on rent, leaving insufficient resources for food, healthcare, and transportation.
04
The Solution Gap
Zero states where minimum wage covers the cost of a two-bedroom apartment at fair market rent. The economics simply do not work under traditional development models.
The Cost Advantage: Manufactured Housing Economics
Site-Built Home
$413,160
Median cost without land (2022)
Source: U.S. Census Bureau
  • 12-18 month construction timeline
  • Weather delays and cost overruns
  • Skilled labor shortages drive costs higher
  • Site-specific engineering requirements
Manufactured Home
$67,103
Median cost without lot rent (2023)
Source: Manufactured Housing Institute
  • Factory-controlled construction quality
  • 60-90 day delivery timeline
  • Weather-independent production
  • Standardized engineering and materials
That's 6.2x cheaper—not 20%, not 50%, over six times less expensive. This isn't a marginal improvement; it's a fundamental restructuring of housing economics that makes affordability possible without subsidies.
Manufactured housing represents the only proven, scalable solution to deliver workforce housing at price points aligned with American wage structures. Factory construction eliminates the primary cost drivers that make traditional homebuilding economically unviable for working-class families.
Turkey, TX: The Catalyst Opportunity
The Opportunity Zone Advantage
Turkey, Texas (Population: 317) represents a textbook case study in rural economic development dynamics. Located in Hall County in the Texas Panhandle, Turkey faces the imminent arrival of approximately 2,500 construction workers over a 4-6 year build cycle as Lancium constructs a major data center facility south of the town beginning in 2026.
Currently, essentially no workforce housing exists in Turkey to accommodate this incoming labor force. The nearest available housing stock sits 45+ minutes away, creating difficult commute economics for construction labor. Without proximate housing, the project faces significant labor availability and cost challenges.
Hall County has approved a 75% property tax abatement for Lancium with a 10-year phase-in structure, demonstrating strong municipal support for economic development. The project site is located within a Qualified Opportunity Zone, providing access to the enhanced rural benefits under OZ 2.0 legislation.

Turkey, TX Profile
  • Population: 317
  • County: Hall County
  • Status: Qualified OZ
  • Incoming Workers: ~2,500
  • Timeline: 2026-2032
  • Tax Incentive: 75% abatement
OZ 2.0 Rural Advantage
Under OZ 2.0 legislation effective July 4, 2025, rural opportunity zones receive enhanced benefits that dramatically improve project economics. Turkey qualifies as a rural area (population under 50,000), making our fund eligible for Qualified Rural Opportunity Fund (QROF) status with the following advantages:
Enhanced Rural Benefits
The 50% substantial improvement threshold is transformative for rural workforce housing. Traditional OZ rules required investing 100% of a property's adjusted basis in improvements—a $5M building required $5M in renovations. Under rural rules, that same building needs only $2.5M in improvements, making adaptive reuse and rehabilitation projects economically viable in small towns where the 100% threshold killed deal feasibility.
1
Investment
Capital gains invested in QOF within 180 days. 23.8% deferral value realized immediately.
2
Year 5
30% basis step-up for rural OZ investments (vs. 10% for non-rural zones). QROF benefits effective for investments beginning 2027.
3
Year 10
All appreciation inside QOF becomes permanently tax-free. Original deferred gains taxed at 30% basis step-up.
4
Year 11+
Optimal exit window with full tax-free appreciation realized. 50% substantial improvement threshold (vs. 100% standard) provides significant flexibility for adaptive reuse and rehabilitation projects.
The Buffett Principle: Downside Protection First
"The first rule of investment is, 'Don't lose,' and the second rule of investment is, 'Don't forget the first rule.'"
—Warren Buffett
Our fund structure prioritizes capital preservation through tax-advantaged depreciation that returns value to investors before operational performance materializes. This isn't theoretical tax planning—it's a mathematical floor on downside exposure.
The 32 Cents Floor: How Tax Structure Protects Capital
Tax Benefits Before Operations
  • Year 0: Opportunity Zone capital gains deferral = 23.8% value
  • Year 2: Bonus depreciation pass-through (37% bracket) = 44.4% value
  • Total tax benefits through Year 2: 68.2%
Effective capital at risk by Year 2: Only 31.8 cents on the dollar.
Disaster Scenario Analysis
  • Initial investment: 100%
  • Year 0-2 tax benefits returned: (68%)
  • Remaining capital exposed: 32%
  • Year 3 fire sale at 2/3 of cost: +67%
  • Net position: +35%
Even in a catastrophic failure scenario where we liquidate assets at deep discount after construction, investors still achieve positive returns.
This structure inverts traditional real estate risk, where investors must wait years for cash flow before seeing returns. By the time operational risk materializes in Year 3, investors have already recovered two-thirds of their capital through tax benefits alone.
Four-Phase Development Model
Our development approach sequences asset classes to match workforce arrival patterns while building permanent community infrastructure. Each phase generates revenue and de-risks subsequent phases, creating a capital-efficient waterfall that minimizes exposure to market timing risk.
Phase 01: STR Acquisition
10-15% capital allocation | 90-day timeline
Purchase existing short-term rental inventory below replacement cost. Provides immediate revenue and market knowledge while establishing local operational presence.
Phase 02: RV Park
25-35% capital allocation | 270-day timeline
Transient workforce housing for weekly stays. Serves incoming construction labor with immediate occupancy. Proven revenue model from Black Hawk Creek operations.
Phase 03: Commercial
25-30% capital allocation | 270-day timeline
Retail strip center and outparcels for QSR/fuel. Serves resident population and captures worker spending. Provides high-margin revenue diversification.
Phase 04: MH Community
30-40% capital allocation | 365-day timeline
Permanent manufactured home community. Establishes long-term residential capacity as project transitions from construction to operations phase.
This sequencing creates a self-reinforcing development cycle where each phase validates demand for the next. STR acquisition provides market data, RV park proves workforce demand, commercial captures spending patterns, and manufactured housing converts validated demand into permanent assets. Unlike speculative development that bets on future absorption, our model builds evidence at each stage.
Why Manufactured Housing Communities?
Manufactured housing communities (MHCs) represent one of the most compelling asset classes in real estate: high margins, stable tenancy, fragmented ownership, and recession-resistant performance. These aren't theoretical advantages—they're documented characteristics that have attracted institutional capital from Berkshire Hathaway, Blackstone, and RHP Properties.
01. Simplified Management
MH communities are residential subdivisions where investors own land and infrastructure while leasing to homeowners. This structure dramatically reduces operational complexity and expense ratios.
Operating expenses: 30-35% (vs. 50% for multifamily)
Source: Manufactured Housing Institute Industry Data, 2023
02. Stable Tenancy
Moving a manufactured home costs $5,000-$10,000. Most "mobile" homes never move once set, creating economic disincentives to turnover that multifamily cannot match.
MHC turnover: 10-15% annually (vs. 45-55% multifamily)
Average tenancy: 12 years
Source: Manufactured Housing Institute, 2023
03. Fragmented Industry
The largest public MHC owners control less than 3% of the 50,000 communities nationwide. Consolidators with operational scale and access to capital capture unique economies unavailable to mom-and-pop operators.
Source: MHI Market Data, 2023
04. Recession Resistance
During COVID-19—the most severe economic shock in modern history—MHCs outperformed every other real estate sector in rent collection, demonstrating true recession resistance when it mattered most.
The COVID-19 Stress Test: April 2020 Rent Collection by Sector
Source: NAREIT T-Tracker, April 2020
"We don't just think MHC is recession-resistant—here's what happened when the economy actually collapsed."
The Tax Advantage: OZ Structure vs. Traditional Investment
Identical assets. Identical operational performance. Radically different after-tax returns. The Opportunity Zone structure transforms how value flows to investors, creating significant enhancements over traditional fund structures through tax deferral, depreciation, and permanent capital gains exclusion.
Tax Benefits Timeline: Four Value Creation Moments
Entry Point
Capital gains deferral value realized immediately upon investment
Year 2
Bonus depreciation pass-through
Year 4
Capital return via refinance while maintaining equity position
Year 11
Tax-free appreciation on all QOF gains—permanent exclusion
Same asset. Different structure. The OZ framework doesn't create artificial returns—it eliminates tax friction that destroys value in traditional structures. For high-net-worth investors with substantial capital gains exposure, this differential compounds over time to create generational wealth advantages.
Alignment and Transparency
Our philosophy is built on a strong commitment to aligning our interests with those of our investors. We believe that true partnership is fostered through clear communication, shared objectives, and a structure that rewards collective success.
We prioritize **transparency in all our operations**, from fund administration to reporting. Investors can expect regular, detailed insights into our activities and progress, ensuring a comprehensive understanding of their investment.
Our fund benefits from **institutional-grade administration**, utilizing best-in-class systems and practices to ensure accuracy, compliance, and robust oversight. This commitment to operational excellence underpins our dedication to investor trust and confidence.
Furthermore, our compensation philosophy is entirely **performance-based**, designed to ensure that our team is rewarded for delivering exceptional results. Our focus is on long-term value creation and achieving superior risk-adjusted returns, directly linking our success to the outcomes for our investors.
Track Record: Operational Proof Points
Our development model isn't theoretical. Every assumption in our Turkey, TX pro forma traces back to documented operational performance across multiple completed projects in different markets and regulatory environments. This track record demonstrates both execution capability and the ability to navigate the political, construction, and financing challenges inherent in workforce housing development.
Black Hawk Creek RV Park—Rapid City, SD
Black Hawk Creek represents our proof-of-concept for workforce housing RV parks. We rehabilitated a distressed 9-unit property and executed a complete transformation to 145 units over a multi-year expansion, documenting operational metrics, cost input, and revenue driver.
  • Starting point: 9 units
  • Ending point: 145 units
  • Growth: 16x infrastructure 16x expansion
  • Revenue growth: 2,637% in 24 months2,637%
This is where the Camp Close business plan was developed and thesis proven—an operational playbook documenting site designs, market analysis, financial projections, staffing models, and vendor relationships.

Key Learnings
  • Weekly stay model captures workforce demand without short-term rental volatility
  • Infrastructure sequencing critical for managing capital deployment
  • Local vendor relationships drive cost savings
  • Demand validation before vertical construction eliminates speculative risk
Mid South Townhomes—Wise, VA
Scope: 8 existing townhomes acquired + 8 built + 37 entitled for future phases
Challenge: Deep divide between cost of new construction and local wage purchasing power. Initial plan for HUD code duplex housing faced community resistance.
Solution: Pivoted from HUD code duplex to two-story modular townhomes. Engaged UVA Wise directly about student housing shortage and structured lease-back arrangement at 125% of market rate.
Outcome: UVA Wise partnership provides institutional anchor tenant, solving the demand verification challenge that investors require. 37 additional units entitled for future phases as demand materializes.
Execution Speed: 74 days from permitting to full occupancy—demonstrating our ability to deliver workforce housing on accelerated timelines when demand is verified.
Key Learning: Institutional demand anchors (like UVA Wise or Lancium) provide demand verification that investors need. This is precisely what Lancium provides for Turkey—documented workforce demand from a creditworthy institutional partner.
Avoca Bend—Bristol, TN & Arbor Bend — Jackson, TN
Scope: 27 lots—CrossMod and modular homes on permanent foundations
  • 17 homes completed
  • Targeted pricing: $330,000
  • Return: 20% before real estate agent fees
Lesson Learned: Development activity must be funded from capital contributions and debt—depending on development activity cash flow to fund construction creates dangerous circular dependencies. This insight fundamentally shaped our capital structure for Fund I, where we maintain construction reserves independent of operational cash flow.
Leadership Team and Strategic Partners
Our team combines development execution, municipal relationship management, engineering expertise, and institutional capital markets experience. Each principal brings domain-specific knowledge from previous roles, and collectively we have delivered projects across six states and multiple asset classes.
Justin Gonzales
Managing Partner / CEO
Vanderbilt University—Economics (minors: Business Strategy, Financial Economics, Leadership). Tennessee Manufactured Home Retailer Licensed. Builder-Developer at Land Star Management with $7M+ asset creation (2025). Direct factory relationships with Champion Homes and Clayton Homes.
Ethan Armentrout
Director of Infrastructure & Acquisitions
Licensed Professional Engineer (PE). 10 years at Marcus & Millichap (Atlanta) performing due diligence on 250+ properties. 13+ years construction consulting experience. Infrastructure permitting expertise (TCEQ, wastewater, utilities).
Danny Karst
Director of Community Engagement
Principal at Land Star Ventures / Development / Management. Deep political relationships at municipal level. Proven track record of off-market deal origination through local government partnerships.
Brandon Stamper
Director of Construction
Owner, All Phase Development. Construction execution specialist managing vendor and subcontractor relationships across multiple simultaneous projects. On-site execution and quality control expertise.
Third-Party Strategic Partners
Manufacturing Partners: Champion Homes and Clayton Homes—factory-direct builder relationships for manufactured and modular housing
Ready to Anchor Down?
"We're building permanent community infrastructure in rural America while delivering tax-advantaged returns that outperform urban multifamily on a risk-adjusted basis. The impact is real, but we don't need you to take a haircut for it."
Anchor Down.
For qualified investors interested in learning more about our approach to workforce housing development in Opportunity Zones.
Contact Information
  • Email: justin@anchorcommunitycapital.com