ADU Developer · Los Angeles, Orange & San Diego Counties
Invest with the builder. Over $1 billion acquired and managed.
We find properties with room to grow, add ADUs and new units with our own licensed construction team, and manage them once they are leased. One team runs every step, from the feasibility study to the final tenant, across Los Angeles, Orange and San Diego Counties.
For investors
Real estate development, without handing your money to a middleman.
Bryan's strategy is ADU and value-add development in supply-constrained Los Angeles, Orange and San Diego Counties: buy underutilized property, add units, build it with his own construction team, then lease, manage, sell or refinance.
Builder-controlled
Construction is run by Bryan's licensed GC team, not bid out to strangers. That means tighter budgets, tighter schedules and fewer surprises.
Value-add focus
Adding units to underused properties creates value through construction and zoning expertise, not by betting on the market.
Full-cycle execution
Acquisition, entitlements, construction, leasing and management handled under one roof from start to exit.
Broker's view of the exit
Every project is underwritten with a plan to sell, refinance or hold, informed by 25+ years as a licensed broker.
Clear reporting
Updates through acquisition, construction and stabilization so you always know where the project stands.
First look at new deals
Verified investors on the waitlist hear about upcoming projects before they are offered more widely.
Why it matters
We are feasibility experts.
Bryan has sat in all four seats.
Most real estate owners have only sat in one seat. Projects fall apart in the gaps between the builder, the money, the operator and the market. Before anything gets built, we test every project from all four seats, so those gaps get closed before they cost anyone money.
The Builder
Knows what a project really costs, where schedules slip, and how to manage subs, inspections and change orders.
The Capital
Underwrites like the person whose money is on the line. Returns, risk, leverage and what a lender wants to see.
The Operator
Has owned and run the asset after the ribbon cutting. Designs for how a property performs, not just how it pencils.
The Market
Knows what buyers and tenants pay for, so the exit is planned before the first shovel goes in the ground.
How a project works
From acquisition to exit, one team.
Acquire
Find underutilized property in high-demand, supply-constrained neighborhoods.
Entitle
Use zoning expertise to unlock additional units and approvals.
Build
Bryan's construction team delivers on schedule and on budget.
Lease & Manage
Stabilize the property with in-house leasing and management.
Exit
Sell, refinance or hold, timed with a broker's read of the market.
For owners & landlords
Your property may be worth more than you think.
Most Southern California lots can legally hold up to four more units under California's ADU and SB 9 laws. Bryan's team will look at your property and tell you, for free, what could be built and what that means for its value.
Sell it
Get a straightforward offer from a buyer who sees the development potential.
Partner on it
Keep a stake and partner with Bryan's team to develop your land.
Build on it
Add one more unit to your existing property, or several. Our own team designs, permits and builds it.
Track record
Built, not just advised.
Custom homes, new construction and ADU density development across Los Angeles, Orange and San Diego Counties, built by our own team. Tap any project to see every photo.
ADU 365
Bryan's ADU company. Design, plans, permits and construction for ADUs, junior ADUs and SB 9 units, start to finish.
adu365.com → Value-add dealsSee our entire portfolio
50+ value-add deals with photos, units added and the numbers behind each one.
valueaddking.com → Custom homesHome Construction & Design
Our exclusive custom home builder. A select portfolio of one-of-a-kind homes across Orange County.
hcdhomes.com →About Bryan Reed
A builder who thinks like an investor.
Bryan Reed is a third-generation developer who has acquired and managed over $1 billion in real estate assets. He earned his real estate license while studying finance at Cal State Fullerton and started investing in multifamily and student housing near campus.
In 2000 he became a licensed broker and launched his own brokerage and investment company, which grew across multiple states. In 2011 he became a licensed General Contractor, taking control of projects from the ground up and delivering them faster, at higher quality and lower cost.
Bryan has been involved in hundreds of residential and multifamily projects. Today he is co-founder of Magnolia Properties, a Southern California investment and development firm that adds units to underutilized properties and controls every phase, from acquisition and construction to leasing and management. He also runs ADU 365, which designs, permits and builds ADUs and SB 9 units for Southern California homeowners. Through Investment Experts, investors and property owners get direct access to that experience.
Known for integrity, transparency and an unmatched work ethic, on the job site and at the closing table.
Questions
Frequently asked.
Don't see your question? Send it through the form and the team will get back to you.
How do I invest in Bryan Reed's real estate projects?
Apply for the investor waitlist using the form below. If you're accredited and meet the minimum investment, you're verified and added to the waitlist right away. When a project is open, you'll receive the details and formal offering documents to review before making any decision.
Who can invest?
Accredited investors committing at least $200,000 (individuals and joint investors) or $1,000,000 (entities). Our offerings are made under Rule 506(c) of Regulation D, which requires each investor's accredited status to be verified, not just self-reported.
How does accreditation verification work?
Because our minimum investment is high, SEC staff guidance lets us verify accredited status with your written representations instead of tax returns or bank statements. You confirm you're accredited, that you'll commit at least the minimum, and that the money isn't borrowed or financed by a third party for the investment. No documents to upload.
What kind of projects does Bryan build?
ADUs, junior ADUs, SB 9 units and other added units on existing properties, plus new homes and value-add multifamily projects, across Los Angeles, Orange and San Diego Counties.
How many units can I add to my property?
Most single-family lots in Southern California can legally hold up to four more units under California's ADU, junior ADU and SB 9 laws. Every lot is different, so a free property review checks zoning, lot size, setbacks and utilities on yours.
What makes investing with a builder different?
Bryan is a licensed general contractor and broker. His own construction team builds the projects, which gives investors more control over cost, quality and schedule than real estate owners who hire out construction.
I own a property. Can you tell me what could be built on it?
Yes. Request a free property review and Bryan's team will look at zoning, lot size and the neighborhood, then tell you whether selling, partnering or building makes the most sense.
Will you buy my property?
If your property has development potential in our target areas, we may make an offer or propose a partnership. The property review is the first step.
Do you offer consulting for developers and contractors?
On a limited basis. Bryan takes a small number of consultations each quarter for contractors and newer developers who want help with underwriting, structure and construction planning.
Get started
Apply for the investor waitlist or request a property review.
Tell us a little about yourself. For the fastest response, text Bryan Reed directly.
- Accredited investors: apply for the waitlist and get a first look at upcoming projects
- Homeowners: a free review of what your property could become
- No pressure and no obligation
Contractors and developers: Bryan takes a limited number of one-on-one consultations on underwriting, structure and construction planning. Request a consultation