From Land to Legacy: Navigating Coastal Development with Douglas Moreland How does a luxury community rise from concept to coastal landmark while preserving the environment and satisfying municipalities? Douglas Moreland, developer and founder of Moreland Capital Partners, takes us behind the scenes of Marre, his latest project—a 67-home, design-coordinated community in Rockport, Texas. With thoughtful architectural controls and a pair of marinas, the development stands as a case study in balancing creativity, compliance, and coastal constraints. In this episode, Douglas shares invaluable insights on working with regulatory agencies, the importance of building local trust before deals begin, and the power of great consultants. You'll also hear why a man-made drainage ditch was once nearly mistaken for a protected salmonoid stream—and what it taught both host and guest about environmental review surprises. Guest Bio Douglas Moreland is the founder and principal of Moreland Capital Partners, a Texas-based real estate investment and development firm focused on thoughtful land planning and community-building across the southern United States. With decades of experience in land use, permitting, and master-planned community development, Douglas brings a measured and deeply informed perspective to the challenges of modern real estate. Prior to founding Moreland Capital Partners, he held leadership roles in real estate investment and development and has advised on a wide range of asset classes and geographies. Episode Highlights and Chapters 00:01 - Introduction and the unique dynamics of the Texas second-home market  03:45 - Comparing Texas land use regulations with other states  07:15 - Site evaluation, early engagement with planning commissions, and feasibility strategies  11:00 - Wetlands, environmental reviews, and permitting surprises  14:10 - Working with the Army Corps of Engineers and successful project navigation  16:00 - When to walk away: navigating shifting municipal support  18:00 - Inside the Marre project: 67-lot luxury coastal community with architectural controls  21:00 - Community design inspirations and the role of the town architect  23:30 - Working with vetted builders and supporting homeowners beyond the sale  25:00 - Developer responsibilities and infrastructure investment  26:30 - Capital stack breakdown: equity, debt, and permitting contingencies  28:00 - Structuring land deals and seller relationships  30:00 - Advice for aspiring developers and reflections on the developer's role Contact Information You can learn more about Douglas Moreland and his work by visiting https://morelandcapitalpartners.com or connecting with him on https://www.linkedin.com/in/douglas-moreland-5901934/ . For more episodes and to reach host Eugene Gershman, visit https://giscompanies.co/podcast/. 

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