Private Acquisitions.
Enduring Relationships.
About The Firm
AceStone Capital Group is a private U.S. acquisitions firm. We source away from the open market, work from the mandate our partners define, and place each position with a single buyer. Our work is measured by the strength of the relationships it creates — not by the number of transactions behind it.
Capital Partners First. Property Owners Welcome.
Buyers set the direction of everything we source. Owners who want a private, certain path to closing find one here.
Purpose
Why AceStone Exists
Professional buyers are not short on inventory. Lists circulate daily. What remains scarce is the site that was studied before it was offered, priced with judgment, and shown to one buyer rather than fifty.
Developers, family offices, and institutional buyers told us the same thing in different words: they wanted fewer properties and better ones — sourced against their own requirements, evaluated honestly, and delivered by a firm that would still be a counterparty in ten years. That expectation became the AceStone Acquisition Framework: define the mandate, select the market, source directly, underwrite in-house, and match a single buyer.
The firm was built around that gap.
Principles
Our Philosophy
Relationships outlast volume
A partner we serve well for a decade matters more than a quarter of closings.
Restraint protects capital
Saying no at the front of a transaction is the most reliable form of downside protection.
The buyer's requirement comes first
We do not begin with properties. We begin with what a partner is trying to own.
Exclusivity improves outcomes
One buyer, one site. Competition erodes both price and trust.
Standards
What Defines Every Acquisition
Direct Owner Relationships
Opportunities reach us before they reach the market — through owners, builders, and local operators who return to us year after year.
Institutional Underwriting
Every position is evaluated in-house against comparable sales, entitlement potential, market depth, and exit strength.
Exclusive Acquisition Matching
Each site is placed with one buyer. Nothing is circulated, auctioned, or shopped for competing interest.
Margin Discipline
We would rather pass on ten properties than bring a partner one that does not clear our threshold.
Selected Growth Markets
A deliberate footprint across U.S. corridors where demographics, infrastructure, and demand fundamentals converge.
Principal-Led Execution
Aligned capital stands behind the process, with each transaction structured around the asset, the seller, and the mandate involved.
Coverage
Acquisition Specializations
Residential Property
Single-family and small multifamily positions sourced ahead of the open market.
Residential Vacant Land
Infill lots and buildable parcels matched to builder pipelines.
Luxury Redevelopment
Premium teardown parcels where land value, not renovation, drives the outcome.
Commercial Development Sites
Entitled and pre-entitled sites for scaled development programs.
Engagement
How We Work With Capital Partners
Our relationship with a capital partner is defined by their acquisition mandate and executed one transaction at a time. We do not pool capital, manage investment funds, act as an investment adviser, or operate a public marketplace.
Tailored Acquisition Criteria
Engagement begins with a partner's stated parameters — asset class, geography, size, and target economics. Sourcing runs against that brief rather than against a standing inventory.
Disciplined Underwriting
Positions are underwritten in-house against comparable evidence, entitlement potential, market depth, and exit strength before anything is presented. Opportunities that do not clear the threshold are not shown.
Transaction Structuring
Each transaction is structured individually around the specific opportunity. Depending on the position, an acquisition may be completed through a direct purchase, a negotiated transfer of contractual rights, or another legally appropriate structure.
Coordinated Execution
Diligence, title, and closing are coordinated through to completion on a transaction-by-transaction basis, with a single point of accountability from introduction to transfer.
Engagement Questions
Does AceStone Capital Group purchase property directly?
- Yes. We acquire directly and contract in our own name. We are the counterparty on the transaction, not an intermediary representing another party's listing.
How is a capital partner relationship structured?
- Transaction by transaction. Each opportunity is presented individually against a partner's stated acquisition criteria, and each partner decides on that opportunity alone. There is no ongoing commitment, subscription, or allocation obligation.
Does the firm pool capital or manage funds?
- No. We do not pool, hold, or manage partner capital, and we do not operate a fund. Each partner funds and closes their own acquisition in their own entity.
Is AceStone Capital Group an investment adviser or broker?
- No. The firm is not an investment adviser, broker-dealer, or securities issuer, and nothing presented constitutes investment advice or an offering of securities. We do not represent sellers as a brokerage.
Clarity
What We Don't Do
A clear mandate is part of what makes a counterparty easy to work with. By design, we do not:
Publicly market the properties we control
Operate as a brokerage or list on behalf of others
Pool investor money or manage funds
Offer investment advisory services
Present the same site to multiple buyers
Measure ourselves by transaction count
Working Together
How Partners Engage Us
A partner tells us what they want to own, where, and at what size — starting at $150,000 and extending to institutional scale. We search against that brief, study what we find, and secure the position before anyone else sees it.
When a site fits, it goes to that partner alone. Nothing is pooled, nothing is managed on anyone's behalf, and no advice is offered on where money should go. The relationship stays simple: sourcing, judgment, and execution.
1
Originate
A partner defines what they want to own, where, and at what size — starting at $150,000 and extending to institutional scale. We source directly against that brief through owners, builders, and local operators.
2
Evaluate
Every position is underwritten in-house against comparable sales, entitlement potential, market depth, and exit strength before it is ever presented.
3
Align
A site is matched to the single partner whose acquisition profile it fits. Nothing is circulated, auctioned, or shopped for competing interest.
4
Execute
We coordinate the appropriate acquisition structure with aligned capital and transfer the position directly to the partner — no renegotiation, no intermediaries.
What Partners Define
Each partner sets their own acquisition parameters. Those parameters become the criteria we underwrite against on a single-transaction basis — never a commingled mandate.
- Asset Class
- Vacant residential land, commercial development sites, luxury teardowns, or residential-income positions.
- Geography
- Specific states, metros, or submarkets the partner intends to hold in.
- Capital Range
- A per-transaction range, from $150,000 through institutional scale.
- Hold Objective
- Near-term development, entitlement, income, or long-horizon land banking.
- Site Parameters
- Lot size, zoning posture, utility access, and entitlement condition.
- Execution Terms
- Timing, diligence period, and closing structure for each individual purchase.
Criteria are held individually for each partner. AceStone does not pool capital, aggregate partner mandates, or allocate a single opportunity across multiple parties.
AceStone Capital Group is the public-facing brand of ACESTONE CAPITAL GROUP LLC, a New York limited liability company.
Common Questions
How We Acquire
What acquisition criteria does AceStone work from?
We work from the buyer's brief rather than a standing inventory. A partner defines asset class, geography, size, and target economics — residential, residential vacant land, luxury redevelopment parcels, or commercial development sites — starting at $150,000 and extending to institutional scale. Sourcing then runs against that mandate.
Why does the firm prioritize privately sourced properties?
Most publicly marketed inventory has already been priced by competition. Sourcing directly through owners, builders, and local operators lets us study a site before it circulates, negotiate on terms rather than against a bidding process, and place it with a single buyer. Where a marketed asset genuinely satisfies a partner's mandate, we will present it — underwritten to the same standard.
How is underwriting handled?
Every position is underwritten in-house against comparable sales, entitlement potential, market depth, carrying assumptions, and exit strength. Nothing is passed through on a seller's numbers. If a position does not clear our threshold, we pass rather than present it.
What qualifies a property for consideration?
A defensible basis relative to comparable sales, a credible path to entitlement or development where relevant, location within one of our selected U.S. growth markets, clean title and a motivated owner, and economics that align with an active partner's stated investment parameters.
How many buyers see the same site?
One. Each position is matched exclusively to the partner whose acquisition profile it fits. Nothing is circulated, auctioned, or shopped for competing interest.
Does AceStone represent sellers or manage capital?
No. We are not a brokerage, we do not list on behalf of others, and we do not pool or manage investor funds or provide investment advice. We secure positions directly and structure each acquisition around the asset, the seller's requirements, and the capital mandate involved.