Kipling Group

What Kipling Group does

Kipling Group, LLC is a privately held Illinois real estate services company headquartered in Shorewood, IL, operating across Will and LaSalle Counties in the Chicagoland area. The company runs four integrated business lines: residential and commercial property management (apartments in Will and LaSalle Counties), custom new home construction (entry-level to luxury), residential land development (full cycle from raw farm acquisition through entitlement and infrastructure installation), and home site/lot sales to both individual buyers and national home builders. Founded in 2009 by partners Edward C. Mattox and James T. Russell, Mattox brings a 40-plus year track record including 18+ residential subdivision communities and 3,000+ land sites developed, while Russell contributes an operating background from prior data-services ventures.

The company's product surface is built on conventional real estate operations: lot prices range from $69,000 to $79,900 and bundled lot-plus-construction packages are listed at $699,900, with property management fees and custom home pricing quoted per engagement. The core technology layer is AppFolio Property Manager, a third-party SaaS platform powering the tenant portal (online rent payment, maintenance requests, applications) and owner-facing reporting. No proprietary technology, AI capabilities, or custom software development is evident; the platform stack is intentionally outsourced to a best-in-class vertical SaaS provider.

Kipling's go-to-market is sales-led and direct, segmented across three customer types: national home builders (Pulte, DR Horton, Kennedy Homes, Del Webb) purchasing bulk developed lots; individual home buyers commissioning custom builds or purchasing lots; and property investors/landlords engaging the company for ongoing rental management. Revenue is generated through a mix of recurring property management fees, one-time home construction contracts, and transaction-based lot and home sales. The company relies on its corporate website (kiplinggrp.com), phone, and email as primary channels, with no identified social media, paid digital, or content marketing footprint, and no disclosed headcount, revenue, or external investment.

Name

Kipling Group

Legal name

Kipling Group, LLC

Website

https://kiplinggrp.com

Company type

Private

Founded year

1983

Operating status

Operating

Headcount range

11–50 employees

Short description

Kipling Group, LLC is a privately held Chicagoland real estate company that develops residential subdivisions, builds custom homes, sells lots, and manages rental properties across Will and LaSalle Counties in Illinois, serving national home builders, individual home buyers, and property investors.

Ownership category

akta.pro rank

Product category

Residential Real Estate Development

NAICS

Lessors of Residential Buildings and Dwellings (531110), Rental and Leasing Services (532)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Operators Of Apartment Buildings (6513)

akta.pro primary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

Keywords

• Residential land development
• Custom home construction
• Property management services
• Residential lot sales
• Subdivision development

Headquarters

HQ city

Shorewood

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Property Management Services: Ongoing property management services for residential rental properties throughout Will and LaSalle Counties. Revenue generated through management fees from apartment complexes and rental homes.
2. Custom Home Construction: Design and build custom homes for buyers. Revenue from home construction contracts, working with award-winning architects and collaborating with buyers on custom designs.
3. Land Development: Acquiring raw land, developing infrastructure (sewer, water, roads, curbs, sidewalks), and selling developed lots to national home builders. Full land development cycle from acquisition through entitlement and infrastructure building.
4. Lot/Home Site Sales: Sale of developed residential lots and home sites to individual buyers and builders. Lot prices range from $69,000 to $79,900 for residential lots in Shorewood, IL developments.
5. Home Sales: Sale of completed residential homes ranging from entry-level to high-end luxury residences.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels4 records

Core offering

Kipling Group is an integrated real estate services company that develops raw land into residential subdivisions, designs and builds custom homes, sells developed lots and finished homes, and provides ongoing property management for residential and commercial rental properties across the Chicagoland area in Illinois.

Product overview

Kipling Group operates as an integrated real estate services company offering four interconnected core services: Property Management (rental operations and tenant services), New Home Construction (custom home building), Land Development (subdivision creation and infrastructure), and Home Sites/Home Sales (lot and home sales). The company has developed over 18 residential subdivision communities with more than 3,000 land sites across the Chicagoland area, selling developed lots to national builders and constructing homes for individual buyers. The AppFolio platform powers their property management operations, enabling online rent payments, maintenance requests, and rental applications.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Management
• New Home Construction
• Land Development
• Homes for Sale
• Home Sites

Quantifiable outcome

• 3,000+ land sites developed
• +2 more outcomes

Named customers4 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

Partnerships

Four partnerships are on record, tiered core.

• PultecoreChannel Partner/ Reseller/ DistributorMajor national home builder that has purchased developed lots from Kipling Group. Kipling develops land and sells finished lots to Pulte for residential home construction.
• DR HortoncoreChannel Partner/ Reseller/ DistributorNational home builder purchasing developed lots from Kipling Group for residential construction projects in the Chicagoland area.
• Kennedy HomescoreChannel Partner/ Reseller/ DistributorHome builder that has purchased developed lots from Kipling Group's land development projects.
• Del WebbcoreChannel Partner/ Reseller/ DistributorActive adult community builder that purchased lots from Kipling Group, including for the Shorewood Glen active adult community development.

Scale indicators12 records

Recent moves4 records

Expansion highlights4 records

Broad incumbents

• Greystar Real Estate Partners: Greystar is the largest multifamily and single-family rental property operator in the world, managing hundreds of thousands of units globally. While Kipling's rental property management arm is regional and much smaller, Greystar is the relevant scaled comparable for the property management revenue stream within Kipling's business mix.

Direct peers

• KB Home: KB Home is a large production homebuilder that acquires and develops its own residential lots across multiple western and southwestern U.S. metros. Its direct land-control model and focus on entry-level to move-up buyers closely parallel Kipling's residential subdivision approach.
• Dream Finders Homes: Dream Finders Homes is a publicly traded homebuilder with owned land positions across multiple U.S. markets. Its asset-light land strategy and focus on entry-level buyers make it a relevant comparable for Kipling's suburban Midwest residential development model.
• Century Communities: Century Communities is a national homebuilder with significant owned land positions, focused on entry-level and move-up buyers across multiple states. Its combination of land development discipline and entry-level pricing strategy aligns with Kipling's product positioning.
• Forestar Group: Forestar Group is a pure-play residential land developer (now a subsidiary of D.R. Horton) that acquires, entitles, and develops raw land into finished lots for sale to homebuilders — including D.R. Horton, which is itself a Kipling customer. Forestar is the cleanest pure-play comparison to Kipling's land development vertical.
• Beazer Homes: Beazer Homes is a publicly traded homebuilder that owns and develops raw land into finished lots, then builds and sells homes across multiple U.S. regions. Its direct ownership of land through development closely resembles Kipling's raw-land-to-finished-lot vertical.
• Meritage Homes: Meritage Homes is a national homebuilder with owned and controlled land positions across the Sun Belt and Western U.S., focused on first-time and first move-up buyers. It operates a vertically integrated land acquisition, development, and homebuilding model very similar to Kipling's full-stack approach.
• M/I Homes: M/I Homes is a publicly traded homebuilder with significant owned land acquisition and development operations across the Midwest, Mid-Atlantic, and Southeast. Like Kipling, it controls land from acquisition through finished lots, builds homes for sale, and operates in the same Midwest growth markets — the most direct regional comparison available.
• Tri Pointe Homes: Tri Pointe Homes is a national homebuilder that owns and develops its own land, operates multiple regional brands, and sells to both production and move-up buyers. Its model of owning land through entitlement mirrors Kipling's vertical land approach, with multi-regional exposure but comparable lot-development discipline.
• LGI Homes: LGI Homes is one of the largest entry-level homebuilders in the U.S. with owned land positions across multiple states. Its focus on affordable, standardized entry-level homes and direct buyer experience is a relevant point of comparison for Kipling's broad product range from entry-level to luxury.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks7 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/profile.php
• LinkedInlinkedin.com/company/kipling-real-estate-llc

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

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 Kipling Group