🛠️ BUILD OF THE WEEK

A $900M district in Colorado. A $650M stadium in Chicago. A $1.5B tower in Detroit. Three families, and not one is a fund you could look up.

Everyone says real estate capital dried up in 2025. That's not what happened. The money moved out of the public REITs and into family offices. The REITs spent the year offloading buildings, and these families were the ones buying, one private check at a time. One LA family, JRK Property Holdings, bought $1.3 billion of apartments last year, including a $400 million portfolio straight from Equity Residential.

The three deals up top aren't outliers. That Colorado district is the Coors family. The Chicago stadium belongs to Joe Mansueto, who founded Morningstar. And the Detroit tower is Dan Gilbert, the guy behind Rocket Mortgage. None of them raised a fund or sent out a press release. They wrote the checks themselves.

So I built the list. 310 family offices, every one closed a US real estate deal in 2025 or 2026.

These families are invisible by design.

No website, no press team, no LP page. Every search turns up the fund managers chasing them, never the family writing the check. That's why most GPs can't name one, let alone reach one.

I built this from public records over a weekend.

None of it is secret, just scattered across records nobody bothers to pull together. I had an AI research agent read through property transaction filings, SEC records, and deal news, trace each buyer back to the family behind it, and pull the person who runs the money plus a way to reach them. No PitchBook, no Preqin. The whole thing cost me a weekend, not $30,000. You could point the same method at your own market and have a usable list by the end of it.

How to actually get one of them to reply.

These families get pitched all day and ignore almost all of it. A few things that get through:

Lead with the deal they just did. Every row tells you what they bought. "Saw the Coors group is building Clayworks in Golden" beats "I have an opportunity that fits your criteria." It shows you did the work in one line.

Match what they just bought. A family that buys $400M apartment portfolios won't read your $5M retail deck. Filter by check size and asset class first, then write.

Go straight to the person. Most rows give you their direct email, so use it. Address them by name and keep it under five sentences.

Ask for twenty minutes. These moves happen over quarters. The first email earns a short call, nothing more.

📋 WHAT'S IN THE LIST

310 family offices, every one with a US real estate deal closed in 2025 or 2026. On each row, where we have it:

• How they made their money. The family and the business the wealth came from, so you know how to talk to them.

• The person who runs it. Named and titled on all but three of the 310 rows.

• The check they write, and the recent deals they've done.

• A direct email. Most rows have the decision-maker's own address, not an info@ inbox. About 1 in 10 are still blank, and I say so.

• Filters. Sort by check size, geography, and asset class to find the families that fit your deal in about a minute.

Named, titled, and ready to import. Worth saving if your next raise lands this quarter.

👉 Get the 310 Family Offices list

One more thing.

These 310 are the active buyers from a bigger set. The full database has 3,400+ family offices you can filter by asset class, geography, and check size, each with the decision-maker and their most recent deal, and we update it every week. It's live at investors.homebasecre.com when a static list stops being enough.

Why this matters now

Every GP is fighting over the same handful of families they already know. The edge was never a better pitch. It's knowing who's out there that your competition doesn't, and reaching the right person before anyone else does.

The gap between operators who build a pipeline nobody else has and everyone else is widening fast.

Pick the side you want to be on.