Overview

Overview

Leads the division's Forward Planning and Project Management functions, with primary responsibility for due diligence, entitlement execution, and early-stage community delivery. Oversees project timelines, consultant teams, and planning budgets to ensure communities progress efficiently from acquisition through start of construction, through project completion.

This role serves as the central coordinator across Land Acquisition, Land Development, Operations, and external consultants to deliver approved, buildable communities on schedule and within budget. Leads and develops a small Forward Planning team while driving accountability, process discipline, and execution consistency across the division.

Primary Duties & Responsibilities

Primary Duties & Responsibilities
• Lead all due diligence activities for new land acquisitions, coordinating internal teams and external consultants to evaluate feasibility, risks, costs, and timelines
• Manage the entitlement process from acquisition through approval, ensuring projects meet all jurisdictional requirements and advance according to approved schedules
• Develop, maintain, and drive accountability to project schedules, including entitlement milestones and key development handoffs; proactively identify risks and implement mitigation strategies
• Oversee and manage a network of external consultants, including civil engineers, land planners, environmental consultants, and attorneys; ensure alignment, accountability, and quality of deliverables
• Own Forward Planning and entitlement budgets, including tracking, forecasting, and managing costs to approved levels; identify variances early and take corrective action
• Partner closely with Land Development to support transition from entitlement to horizontal development and ensure continuity of execution
• Collaborate with Land Acquisition on underwriting assumptions related to entitlement timing, costs, and risks; provide real-time feedback to improve deal quality and decision-making
• Coordinate cross-functional alignment with Operations, Sales, and Finance to ensure community designs, product positioning, and timing support division objectives
• Lead project management activities across multiple communities, ensuring consistent execution, clear communication, and timely issue resolution
• Build, lead, and develop a small Forward Planning / Project Management team; establish clear roles, expectations, and accountability for performance
• Provide regular reporting to division leadership on project status, key risks, budget performance, and schedule adherence
• Drive continuous improvement in forward planning processes, cycle times, and predictability of entitlement outcomes

Education & Experience

Education & Experience
• Bachelor's degree in real estate, civil engineering, urban planning, business, or related field strongly preferred
• 10+ years of experience in homebuilding, land development, or real estate development, with significant experience in local entitlements and due diligence
• Proven track record of managing complex entitlement processes and delivering projects on schedule
• Strong experience managing external consultants and coordinating cross-functional project teams
• Demonstrated experience managing project budgets and controlling costs through the entitlement and planning phases
• Prior experience leading or mentoring teams required; ability to build and develop a high-performing team
• Strong understanding of Southern California entitlement environment, jurisdictions, and regulatory processes
• Excellent organizational, communication, and problem-solving skills
• High level of accountability, ownership, and decision-making capability
• Ability to identify risks early and proactively drive solutions

Skills & Abilities

• Ability to set a long-term vision, make strategic decisions, and lead cross-functional teams.
• Ability to identify key issues which affect the business.
• Extensive knowledge of residential development, land acquisition, urban planning, and regulatory processes.
• Strong understanding of market trends, financial modeling, and cost-benefit analysis.
• Deep understanding of zoning laws, permitting processes, and building codes in residential development.
• Knowledge of sustainable development practices, green building standards, and environmental impact assessments.
• Strong verbal and written communication skills for presenting strategies and managing stakeholder relationships.

Physical Requirements

The work environment for this role is primarily on active construction sites which present variable conditions, including fluctuating temperatures, weather, dust, and noise levels. The role requires navigating uneven terrain, climbing stairs, and working in environments with active construction activity. Individuals in this role will need to stoop, bend, push, pull, or lift objects weighing up to 30 lbs, drive a vehicle between job sites, and verbally communicate with customers and trades.

Additional Information

"The California pay range for this position is from $190,000 to $210,000 annually. The exact rate of pay will be based on work location(s), position, and experience level. In no instance will Beazer Homes pay less than the minimum wage."