What are the responsibilities and job description for the Land Acquisition Manager position at The BWS Company?
About BWS
BWS is a private real estate investment firm focused on land development and homebuilding production across the Southeastern United States. Over the past decade, we have closed more than 200 land transactions, acquired 25,000 residential lots, and deployed over $500M into developments ranging from 100-lot infill projects to 4,000-lot master-planned communities. Our building partners include the top national homebuilders in the country.
We win deals because we outwork everyone else. We find land before it hits the market, and when a property is competitive, we convince sellers we are the right buyer — not because we pay the most, but because we are the most credible, creative, and reliable counterparty at the table.
The Role
We are hiring a Land Acquisition Manager to source, underwrite, and negotiate complex land investments across the Southeast. This is a high-autonomy, high-accountability seat reporting directly to senior leadership. You will own deals end-to-end: from the first cold call to a landowner, through underwriting and structuring, to a signed PSA and close.
The right person will run hard at this for years and build real wealth doing it. The wrong person will not last a quarter.
What You Will Do
- Build and work a proprietary pipeline of off-market land opportunities through landowner outreach, broker relationships, courthouse and GIS research, and old-fashioned shoe-leather prospecting.
- Underwrite opportunities — yield, absorption, entitlement risk, development cost, builder demand — to a level of rigor that holds up in front of capital partners.
- Structure and negotiate purchase agreements, options, rolling takedowns, and joint ventures that solve real seller problems.
- Manage opportunities through due diligence and entitlements in coordination with our internal team, engineers, attorneys, and municipal officials.
- Develop and maintain relationships with landowners, brokers, builders, and local officials in your assigned markets.
- Represent BWS in a way that earns the trust of sellers and makes them want to do business with us again.
Who You Are
- You are intellectually serious. You can read a title commitment, model a deal in Excel, and explain a complex structure to a 78-year-old farmer at his kitchen table — in the same day.
- You are tenacious in a way that is hard to fake. You make the extra call, drive the extra county, and stay on a deal for two years if that is what it takes.
- You have high sales acumen — you understand that great acquisition work is fundamentally about earning trust and solving problems, not pitching.
- You have high character.
- You think critically. You can stress-test your own assumptions and you push back when the numbers do not work, even when everyone wants the deal to happen.
What We Are Looking For (Background)
- Five or more years in land acquisition, real estate development, homebuilder land teams, real estate brokerage, real estate private equity, or a comparable seat where you sourced and closed transactions.
- Demonstrated track record of closing land or development deals — we will want to walk through specific deals you sourced, underwrote, and negotiated.
- Strong underwriting fundamentals and fluency in Excel.
- Working knowledge of the Southeastern land market is a plus; if you do not have it, you should have a clear plan for how you will build it fast.
- Fluency with modern AI tools (Claude, Gemini, OpenAI) is a plus — we expect our team to leverage them to move faster on research, underwriting, and outreach.
- Bachelor’s degree preferred but not required — what you have done matters more than where you went.
Compensation
Competitive base salary plus meaningful profit participation on the deals you source and close. This is structured so that a strong producer earns substantially more than they would on a straight salary at a builder or fund, with no cap on the upside. We will discuss specifics with serious candidates.
Culture
We are a small team that operates with the urgency of a startup and the discipline of an institutional investor. We value teamwork, integrity, grit, and creativity. We expect a lot of each other, we back each other up, and we have a good time doing it. If you are looking for a seat where you can quietly coast, this is not it. If you are looking for a place where your work is visible, your wins are rewarded, and your judgment is trusted, we should talk.
How to Apply
Send a resume and a short note — three or four paragraphs — to info@thebwsco.com. In the note, tell us about one deal you are most proud of: how you found it, what made it hard, and what you did that someone else would not have. We read every one.