Real Estate Development & Project Management
Full-service oversight for land and building development.
Cullina Management llc
Commercial Real Estate Due Diligence Services for Investors and Owner Occupiers
Providing comprehensive commercial real estate due diligence services to help investors and buyers make informed decisions before closing a property transaction. Our process includes in-depth investigation and analysis of the property’s financial, legal, and physical condition. From title verification, zoning compliance, and environmental assessments to financial audits and site inspections, we identify potential risks and liabilities—ensuring transparency, regulatory compliance, and long-term investment security.
Real Estate Entitlement Services: Zoning, Permitting, and Development Approvals
Securing real estate entitlements is a critical and strategic step in the development process. Our entitlement services begin with comprehensive due diligence to evaluate existing zoning, land use constraints, and development potential. Based on this analysis, we craft a tailored entitlement strategy and guide our clients through each stage of the approval process—including zoning amendments, variances, conditional use permits, and site development approvals.
We work directly with planning departments, legal teams, and engineering consultants while managing public outreach and stakeholder engagement. Our proactive approach helps minimize entitlement risks, reduce delays, and ensure alignment between development goals and regulatory requirements—ultimately accelerating project timelines and protecting investment outcomes.
Real Estate Project Management Services: From Planning to Turnkey Delivery
Our real estate project management services provide end-to-end oversight of development and renovation projects, ensuring timely, budget-conscious, and compliant execution. From initial planning, design coordination, and entitlement tracking to construction management and final occupancy, we streamline every phase of the development lifecycle.
With a focus on schedule management, budget control, contractor coordination, and regulatory compliance, our experienced team mitigates risk and maximizes efficiency. Whether for ground-up commercial development or complex redevelopment projects, we help clients achieve on-time, on-budget results while protecting long-term investment value
Bobrick Washroom Equipment Headquarters - Land & Building Development
What our Clients are Saying…
JSB Development | J. Backer
We retained Cullina Management to generate budgets, initiate BODs (basis of designs), assist with underwriting for potential lenders, coordinate the design review process with City Planning, manage the design and engineering for each facility and negotiate contracts. They were instrumental to our development in our efforts to obtain financing for a $10.3M Water Recycling Plant and a new 11.3 Mixed-Use Office and Retail building. We appreciate the hard work Kevin and his team put forward to manage the “many moving parts” of this development and to instill confidence in our lenders that their funded projects were successfully managed - Santa Clarita CA
Axiant CRE | J. Tremolada
Cullina Management is on my client real estate advisory team, primarily on project management matters. They’re next level. Very strong on big complicated stuff, like entitlements, development etc. They would be a great resource - San Francisco CA
Amazon | R. McCrate, General Counsel
“Kevin, I want to let you know we closed on the acquisition of the 60-acre PDX data center project site earlier today. Thank you for all your help in making that happen. Your efforts were extremely valuable and very much appreciated - Hermiston OR
NASA Industrial Realty Group
What a wonderful job both Kevin with Cullina Management and his team did late last week in leading the effort to turn samples and results around on the chromium soils. Beginning at 6:30am on Friday, Kevin was calling folks, getting them out of bed and imploring them to get here ASAP. They, in turn, recruited others (labs, geologists, geoprob firm, concrete coring) and by 9am we had a full contingent on-site. By 10am the team had completed documentation of the sampling plan, and by 4pm they had completed all sampling. Kevin had arranged for the lab to work through the night, and by 8am Saturday morning we were getting result, with all being done by 1:30pm on Saturday. This sense of urgency was significant, to continue our work with the project” - Downey CA
Frequently Asked Questions
-
Cullina Management provides end-to-end oversight for complex commercial and industrial real estate projects. Our core expertise includes:
Fee Development & Project Management: Acting as the "project masters," they manage the entire lifecycle of a development—from initial site selection and financing to design coordination and construction oversight.
Commercial Real Estate Due Diligence: Comprehensive investigation for investors and buyers, including financial audits, title verification, site inspections, and physical/legal condition analysis.
Real Estate Entitlements: A strategic specialty in securing zoning amendments, variances, conditional use permits, and development approvals. This includes navigating complex EPA compliance.
Brownfield & Environmental Redevelopment: Deep expertise in redeveloping environmentally sensitive or contaminated sites, managing the technical risks of hazardous land to turn it into profitable assets.
Strategic Advisory: Fiscal analysis, investment underwriting, and managing debt/equity relationships for projects ranging from $1 million to over $1.3 billion.
-
Commercial Real Estate Investors: Individuals and groups seeking to maximize the value of their acquisitions through rigorous due diligence, risk mitigation, and strategic site redevelopment.
Property Buyers (Commercial & Industrial): Buyers who require expert oversight to navigate complex financial audits, zoning compliance, and environmental assessments (specifically Brownfield sites) before closing transactions.
Real Estate Developers: Firms looking for "Fee Development" or "Project Master" services to handle the end-to-end lifecycle of a project—from site selection and financing to construction and turnkey delivery.
-
Cullina Management distinguishes itself from typical real estate firms through its "project master" approach, combining specialized technical expertise with end-to-end development oversight.
While many firms focus on either brokerage or property management, Cullina Management bridges the gap between high-level investment strategy and on-the-ground technical execution.
Key Differentiators
End-to-End "Project Master" Oversight: The firm manages the entire development lifecycle—site selection, financing, design, and construction. This comprehensive "full-service" model is designed to provide investors with peace of mind, ensuring that every project is delivered on time, within budget, and built for enduring success.
Specialized Technical Expertise (Brownfields and overall challenging sites): Unlike generalist management firms, Cullina Management has deep expertise in redeveloping environmentally sensitive and contaminated sites (Brownfields). Their proficiency in navigating complex Environmental compliance and geotechnical challenges allows them to unlock value in properties that other firms might avoid due to risk.
Scale and Scope of Experience: With over 28 years of experience and a project portfolio ranging from $1 million to $1.3 billion, the firm offers the institutional-grade expertise of a large corporation with the focused, proactive attention of a specialized advisory boutique.
Strategic Negotiation & Approvals: A core advantage is their "proactive approach" to real estate entitlements. By managing public outreach and stakeholder engagement directly, they minimize regulatory risks and accelerate project timelines, protecting investment outcomes at the most critical stages.
-
Typical Pricing Models for Cullina Management’s Services
-Value-Based Development Fee Model Value- (Percentage-Based)
For end-to-end "Project Master" services, fees are often calculated as a percentage of the Total Project Cost (TPC).
Best for: Ground-up commercial developments or large-scale renovations.
-Project Management / Advisory (Real Estate Consultancy Retainer or Monthly Fee)
For ongoing oversight, site selection, or managing complex entitlements (like EPA and local agency compliance), a recurring fee is used.
Best for: Long-term projects requiring consistent "owner’s representative" presence.
-Milestone-Based Project Management Fees (Success Fees)
Specifically for Real Estate Entitlements and Due Diligence, fees may be tied to specific "wins," such as securing a zoning variance or completing a Brownfield EIR assessment.
Best for: High-risk regulatory phases where the client wants to align the firm’s incentives with project approval.
-Fixed-Fee / Flat-Fee Services
Used for clearly defined, short-term scopes of work, such as a single property due diligence report or a preliminary fiscal analysis.
Best for: Investors needing a "one-off" expert audit before closing a transaction.
-
Working with Cullina Management is characterized by a "Project Master" philosophy—a high-touch, partnership-heavy experience where the firm acts as the central brain for complex real estate ventures.
Because Managing Principal Kevin Cullina brings over 28 years of experience, the working relationship feels less like hiring a contractor and more like appointing an expert "Owner’s Representative" to safeguard your capital.
-The Collaborative Experience: "The Project Master"
Working with the firm means handing over the technical and regulatory "headaches" while retaining strategic control.
Proactive Oversight: Instead of waiting for problems to arise, the firm uses a proactive approach to identify risks in site selection and financing early.
Direct Communication: Clients deal directly with senior expertise. You aren't passed off to junior associates; you are working with a principal who has managed project values exceeding $1.3 billion.
-The Step-by-Step Engagement Process
Cullina Management typically follows a structured lifecycle to ensure "peace of mind" for the investor and owner occupiers.
Contact
Interested in working together? Please fill out some info and we will be in touch shortly. Thank you.