What Integral Communities does

Integral Communities is a Newport Beach, California-based private real estate development company founded in 2003 by Craig Manchester and Eugene Rosenfeld to acquire, entitle, and develop residential communities in supply-constrained U.S. markets. The company specializes in transforming undeveloped or underutilized parcels into master-planned, mixed-use, and urban infill communities across California and North Carolina, and has acquired over 30,000 residential homesites with an aggregate estimated exit value exceeding $4 billion since inception. Approximately 22,000 homes have been entitled through the company's core joint venture, IL Housing Solutions, with Lennar serving as primary homebuilder and capital partner.

The company operates a three-pillar portfolio of master-planned communities (e.g., Tracy Hills at 5,980 homes, Northlake, The Fields, Redhawk), mixed-use developments (e.g., Montecito Vista, Palomar Heights, The Jefferson Green), and urban infill projects (e.g., Villa Storia, Carson Landing, Mission Lane), serving consumer segments spanning first-time buyers, move-up buyers, young professionals, families, and empty nesters. Integral partners with Lyon Living, a Newport Beach-based national apartment developer/owner, to deliver Class A luxury multifamily projects including The Fields, The George, and The Herald. Revenue is generated through the disposition of entitled lots to homebuilder partners (primarily Lennar), developer fees, and direct sale of for-sale homes, townhomes, and apartments, executed through a network of on-site sales offices.

Operations span five regional division offices (Newport Beach HQ, Carlsbad, San Ramon, Tracy, Charlotte) with no disclosed proprietary technology platform; the business runs on traditional land entitlement, planning, and development workflows combined with deep JV partner execution. The economic engine relies on long-cycle land development (multi-year entitlements and phased build-out), structured JV partnerships that absorb construction and capital risk, and exit through partner take-downs or direct consumer sale.

Name

Integral Communities

Legal name

Integral Communities

Website

https://integralcommunities.com

Company type

Private

Founded year

2003

Operating status

Operating

Headcount range

11–50 employees

Short description

Integral Communities is a Newport Beach-based private real estate developer that acquires, entitles, and develops master-planned, mixed-use, and infill residential communities across California and North Carolina, primarily through joint ventures with Lennar and Lyon Living.

Ownership category

akta.pro rank

Product category

Residential Real Estate Development

SIC

Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)

akta.pro secondary industry

Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)

Keywords

• Land entitlement services
• Master-planned communities
• Mixed-use development
• Infill housing projects
• Residential real estate

Headquarters

HQ city

Newport Beach

HQ country

United States

HQ region

North America

Offices5 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Infrastructure, Supply Chain, Personnel, Operations, Marketing or Sales

Revenue model

1. Home Sales: Revenue is generated through the sale of residential homes in master-planned communities, infill developments, and mixed-use communities. The company acquires undeveloped or underutilized land, obtains entitlements, develops the communities, and sells completed homes to buyers. This includes single-family detached homes, townhomes, condominiums, and apartments across California and North Carolina.
2. Land Entitlement Services: The company manages acquisition and entitlement activities for real estate projects. IL Housing Solutions, the joint venture with Lennar, has entitled approximately 22,000 homes across the for-sale and rental residential spectrum since inception.

Pricing tiers

Go-to-market motion2 records

Distribution channels2 records

Marketing channels1 record

Core offering

Integral Communities is a diversified residential real estate development company that acquires undeveloped or underutilized land, obtains entitlements, and develops master-planned, mixed-use, and infill housing communities across California and North Carolina. The company sells single-family homes, townhomes, condominiums, and luxury apartments directly to consumers through on-site sales offices, and operates the IL Housing Solutions joint venture with Lennar for housing entitlement and development.

Product overview

Integral Communities is a diversified real estate development company operating a portfolio of master-planned communities, mixed-use developments, and infill housing projects across California and North Carolina. The company's core offerings span five major master-planned communities (Tracy Hills, Bayside at Newark TOD, Northlake, The Fields, and Redhawk) and numerous mixed-use and infill communities. Key strategic partnerships include IL Housing Solutions (a joint venture with Lennar for housing entitlement and development) and collaborations with Lyon Living for luxury apartment developments. The company specializes in land entitlement and development, transforming underutilized parcels into residential communities ranging from single-family homes to luxury apartments and townhomes, having entitled approximately 22,000 homes across for-sale and rental residential spectrum since inception.

Differentiator

Problem solved

Functional benefit

Brands

• IL Housing Solutions: A joint venture between Integral Communities and Lennar focused on creating thoughtful, high-quality communities that provide diverse housing opportunities across all consumer segments through the entitlement and development process.

Products and services

• Tracy Hills A 1,850-acre resort-style master-planned community located in Tracy, CA featuring 5,980 single-family detached homes with panoramic views, over 3,535 acres of dedicated open space, and access to Bay Area employment via I-580. Targeted at move-up families and Bay Area commuters.
• Bayside at Newark TOD A 206-acre transit-oriented master-planned community located along the San Francisco Bay in Newark, CA, featuring 1,406 single-family detached homes and townhomes with proximity to Silicon Valley employment centers. Targeted at commuters and tech-worker households.
• Northlake A 577-acre master-planned community in Sacramento, CA offering 376 apartment homes, 2,175 homesites, 41 acres of lakes, 65 acres of trails and open space, and 29 acres of commercial land. Targeted at Sacramento-area families seeking lakeside amenitized living.
• The Fields A premier residential and retail development in Milpitas, CA featuring 1,418 Class A luxury apartment homes, 135 corporate housing apartment homes, and 80,000 SF of retail at the intersection of I-880 and I-680 near Silicon Valley. Developed with joint venture partner Lyon Living. Targeted at young professionals and Silicon Valley renters.
• Redhawk A master-planned community of new single-family homes designed for all ages in Cramerton, NC, offering 1,200+ attached and detached homes with resort-style amenities including a clubhouse, pool, and sports courts. Targeted at young families in the Charlotte metro.
• IL Housing Solutions A joint venture between Integral Communities and Lennar focused on creating diverse housing opportunities through land acquisition, entitlement, and development. Integral manages acquisition and entitlement while Lennar serves as primary homebuilder and capital partner. Has entitled approximately 22,000 homes across for-sale and rental residential spectrum since inception.
• Montecito Vista A 22-acre mixed-use development in San Jose, CA featuring 284 townhomes and duplexes with 14,000 square feet of retail component and proximity to downtown and North San Jose employment. Targeted at North San Jose professionals and move-up buyers.
• Palomar Heights A 510-home urban infill development in Escondido, CA including 162 townhomes, 258 market rate apartments, 90 senior apartments, and over 6,000 square feet of retail with a rooftop wine bar and restaurant. Targeted at multi-generational urban dwellers including seniors.
• Palomar Station A Smart Growth mixed-use project in San Marcos, CA with 370 attached wood podium apartment/condominium homes, 30,000 SF of standalone retail, and 19,000 SF of inline retail with direct access to the SPRINTER rail line. Developed with joint venture partner Lyon Living. Targeted at transit-oriented buyers and renters.
• The Jefferson Green The area's first LEED Certified mixed-use project in Woodland Hills, CA featuring 340 Class A luxury apartments, live-work homesites, and 6,000 sq. ft. of retail along Ventura Boulevard. Targeted at young professionals seeking sustainable urban living.
• Carson Landing A fully fenced and gated community in Carson, CA featuring 175 single-family attached homes with eight unique floor plans ranging from 1,414 to 1,907 square feet. Targeted at move-down buyers and first-time attached-home purchasers.
• Newark Atrium An 85-townhome community on 3.9 acres in Newark, CA featuring three-story townhomes with four-story corner options, floor plans from 1,500 to 2,100 square feet, and proximity to Silicon Valley employment centers. Targeted at Silicon Valley commuters.
• Westport Village at Irongate Part of the Dublin Ranch master-planned community in Dublin, CA featuring 123 townhomes with access to amenities including schools, golf course, parks, and regional sports facilities. Targeted at Tri-Valley move-up families.
• Lake Pointe A 288-unit luxury apartment community in Chula Vista, CA featuring two distinct product lines ranging from 650 to 1,425 square feet with attached garages, recreation facilities, and 10,000 SF of retail. Targeted at South Bay renters seeking suburban luxury.
• Villa Storia A 35.59-acre master plan in Oceanside, CA featuring 341 single-family detached homes, attached cluster homes and townhomes completed and sold out in 2021. Targeted at North County San Diego move-up buyers.
• Westside Renaissance A 147-home master-planned community in Ventura, CA featuring 31 two-story townhomes, 57 alley-loaded single-family homes, and 59 traditional front-loaded single-family homes. Targeted at Ventura County coastal families.
• The Cannery Part of a 668-home master-planned community in Hayward, CA featuring 71 entry-level attached row townhomes and 120 motor court cluster homes with floor plans from 1,280 to 1,800 square feet. Targeted at Bay Area first-time buyers.
• Sunrise A 192-unit condominium and townhome community in San Diego's North County featuring homes from 1,100 to 1,800 square feet with views of the North County countryside. Targeted at North County move-up and empty-nester buyers.
• Skyline A 189-home community in Vista, CA featuring three-story and two-story row townhomes ranging from 1,214 to 1,810 square feet with two-car garages. Targeted at North County move-up buyers.
• Residences at The District A 200-unit for-sale row and cluster townhome community in Milpitas, CA offering up to four bedrooms and 2,200 square feet with private two-car garages near San Jose's Silicon Valley. Targeted at Silicon Valley professional families.
• Mission 316 A 93-home community in San Marcos, CA featuring stacked flats, townhomes, and courtyard homes with proximity to Cal State University San Marcos. Targeted at university-adjacent first-time buyers and student housing.
• Ellison Park A 4.49-acre for-sale townhome development in Milpitas, CA featuring three-bedroom, three-and-one-half-bath homes ranging from 1,500 to 2,042 square feet with two-car garages. Targeted at Silicon Valley small-family buyers.
• Traditions at Centre Pointe A 241-unit three-story townhome development in Milpitas, CA featuring contemporary and traditional architectural styles with optional fourth-story additions. Targeted at Silicon Valley move-up buyers.
• Olympic Pointe A master-planned 427-unit apartment community in Chula Vista, CA adjoining the U.S. Olympic Training Center with panoramic lake and mountain views. Targeted at South Bay athletes, trainers, and family renters.
• Mission Lane A 342-home master plan in Oceanside, CA featuring single-family detached and cluster developments, multifamily attached clusters, and townhomes. Targeted at North County San Diego families.
• Riverdale A 131-home fully fenced and gated single-family detached community in Long Beach, CA formerly the Will J. Reid Boy Scout Camp. Targeted at Long Beach move-up families.
• La Palma Village A 161-unit townhome, duplex, and flat community in Anaheim, CA featuring 103 townhomes, 54 duplexes, and 900 square feet of retail. Targeted at Anaheim attached-home and first-time buyers.
• The Vineyards Part of Dublin Ranch in Dublin, CA featuring 409 single-family detached homes and townhomes in the Tri-Valley area with access to regional amenities. Targeted at Tri-Valley move-up families.
• The Marke A 300-unit Class A luxury apartment community in the South Coast Metro District of Orange County with proximity to South Coast Plaza and major freeways. Targeted at South Coast renters.
• Camelot A 300-unit condominium community in Sabre Springs, San Diego featuring family triplex homesites and 6-plex row carriage homes with views of North County. Targeted at San Diego attached-home buyers.
• The George A joint venture with Lyon Living featuring luxury apartments in Anaheim's Platinum Triangle district with proximity to Angel Stadium and Honda Center. Targeted at Platinum Triangle professionals and sports/entertainment renters.
• The Herald A five-story, 215-unit luxury apartment building in Placentia, CA featuring one-, two-, and three-bedroom homes with rooftop pool, fitness center, and pet spa. Construction completed late 2021 and now fully leased. Targeted at North Orange County luxury renters.
• Rowan A five-story, 126-unit apartment building in downtown Escondido, CA featuring luxury apartment living with open-concept designs and designer fixtures. Targeted at downtown Escondido luxury renters.
• Bernardo Shores A 193-townhome community in Imperial Beach, CA featuring 19.3 homesites per acre with average home sizes from 1,100 to 1,750 square feet. Targeted at Imperial Beach townhome buyers.
• Palmilla A 67-acre master-planned community in Brentwood, CA featuring four single-family detached product types totaling 400 homes adjacent to downtown Brentwood. Targeted at East Bay move-up families.

Quantifiable outcome

• 22,000 homes entitled across for-sale and rental residential spectrum
• +2 more outcomes

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Two partnerships are on record, tiered core.

• LennarcoreStrategic or Co-development Partner · 1 January 2003IL Housing Solutions is a joint venture between Integral Communities and Lennar, formed in 2003. Integral Communities manages acquisition and entitlement activities while Lennar serves as a significant capital partner and the primary homebuilder developing communities. The venture has entitled approximately 22,000 homes across the for-sale and rental residential spectrum.
• Lyon LivingcoreStrategic or Co-development PartnerJoint venture partner for mixed-use and apartment developments. Lyon Living is described as a market-leading national apartment developer/owner based out of Newport Beach, CA. Projects include The Fields (1,418 apartment homes in Milpitas), Palomar Station (370 units in San Marcos), The George (luxury apartments in Anaheim), and other joint developments.

Scale indicators6 records

Recent moves7 records

Expansion highlights4 records

Direct peers

• TRI Pointe Homes: Public California-anchored homebuilder with operations in coastal California, the Southwest, and Carolinas — overlapping Integral's California + North Carolina footprint. Comparable product type (move-up, luxury, active adult) and JV-style community development.
• KB Home: Long-standing California-focused production homebuilder with deep SoCal and NorCal operations. Comparable entry-level through move-up product positioning and shared geographic overlap with Integral's California master-planned and infill portfolio.
• Shea Homes: Private, California-headquartered homebuilder and community developer with significant master-planned and infill activity in Southern California. Directly comparable product mix and geographic overlap with Integral's California portfolio.
• Brookfield Residential: Master-planned community developer and homebuilder operating across California and other North American markets. Comparable business model — land acquisition, entitlement, and community development — though larger and publicly held under Brookfield.
• Forestar Group: Public pure-play residential land developer owned by D.R. Horton, focused on acquiring and entitling land for D.R. Horton and other builders. Most direct comparator to Integral's land entitlement model, but operates at much larger scale as a public subsidiary of the largest U.S. homebuilder.
• Five Point Holdings: Public California-based master-planned community developer (Great Park Neighborhoods in Irvine, Valencia). Directly comparable to Integral Communities in entitlement-led, large-scale California community development with JV homebuilder partners.

Broad incumbents

• Meritage Homes: Top-5 U.S. homebuilder with strong Sun Belt exposure including the Carolinas — overlapping Integral's Redhawk and Charlotte expansion. Comparable entry-level and first move-up product, though broader geography and publicly listed.
• D.R. Horton: Largest U.S. homebuilder by volume; acquired Western Pacific Housing (Integral founders' prior company) for $1B+ in 2002. Comparable as a buyer of entitled residential land and a potential counterparty/competitor for builders partnering with Integral.
• Lennar Corporation: Largest U.S. homebuilder and Integral's JV partner in IL Housing Solutions. Comparable on the build-and-sell side of residential real estate and as the off-taker of Integral's entitled lots, though at much greater scale and scope.

Emerging players

• Landsea Homes: Public homebuilder with operations in California, Arizona, and the New York metro — overlapping Integral's California footprint. Comparable for-sale residential product and California entitlement focus, though smaller scale and earlier stage than other public peers.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/integral-communities-inc-

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Integral Communities