Client:
- Alluvium Development
Location:
- Denton County, TX
About the Developer
Alluvium is a land development company that manages all aspects of development from land and lot acquisition, due diligence, subdivision planning, entitlement, zoning, and platting, to supervising and coordinating all infrastructure improvements, including utilities and paving. Alluvium has experience with municipal management districts, municipal utility districts and public improvement districts.
Terrance Jobe serves as Chief Executive Officer of Alluvium. Mr. Jobe has been in the land development business for the past 35 years and works with many of the top twenty national homebuilders as well as many local custom homebuilders. Mr. Jobe is a past member of the Homebuilder Association Governmental Affairs committee and past Regional Director of the National Association of Home Builders.
Jonathan Jobe serves as President of Alluvium. Jonathan holds a degree in finance from Texas Tech University and has been involved in the real estate industry for over ten years. Jonathan specialized in contractor relations and customer service aspects of the development business.
About the Community
We were honored to partner with Terry Jobe and his team at Alluvium Development to assist in structuring the financing for their visionary project, Tabor Ranch. Tabor Ranch is a transformative 599-acre master-planned development located in the growing Denton County, Texas. Designed to balance residential, commercial, and public uses, the project brings a new standard of lifestyle-focused planning to Denton County. With five quality homebuilders contributing to the vision, Tabor Ranch is positioned to become a premier destination for families, businesses, and visitors alike.
The community will feature a mix of residential, multifamily, and commercial spaces, including approximately 1,921 single-family lots, 12.59 acres designated for multifamily use, and 3.54 acres for commercial development. In addition to vibrant private development, the project includes numerous publicly dedicated sites for essential services such as a school, fire station, and utility infrastructure—ensuring long-term viability and integration with the surrounding region. More than 144 acres of open space have been creatively planned across multiple improvement areas, creating natural buffers, recreational zones, and gathering spaces for the community. Signature amenities are expected to include resort style water amenities, and a large-scale event park, all designed to foster outdoor recreation, relaxation, and social connection. Tabor Ranch is served by Ponder Independent School District, adding to its appeal for families seeking a quality education environment within a thoughtfully designed community.
Innovative Public Finance
Innovative Public Finance
Tabor Ranch was made possible through a well-structured Public Improvement District (PID) financing strategy that enabled significant upfront investment in public infrastructure. Notably, this project marked the first-ever PID bond issuance in Denton County, setting a precedent for future developments in the County. The total PID bond par amount of $58.5 million was split between Improvement Area #1at $34.9 M and the Major Improvement Area at $23.6 M.
A key feature of the financing strategy was the implementation of a senior-subordinate bond structure, which provided the flexibility needed to efficiently manage multiple phases of the development. This structure enabled our team to capture all eligible reimbursements upfront, significantly reducing capital outlay for our client.
In addition to maximizing upfront funding, the structure established a clear prioritization of debt service payments, while accommodating the staggered timelines and variable cash flows inherent in a multi-phase, mixed-use community.
Due to the ongoing success of Tabor Ranch, Alluvium Development has expanded the project – working with the County and our team to create a second PID – the Enclave at Tabor Ranch – next door. The Enclave at Tabor Ranch PID was created in 2025, and the first issuance is anticipated in 2026.
Raising the Bar for Mixed-Use Communities
Tabor Ranch serves as a compelling example of how public-private collaboration and innovative financing can unlock the full potential of large-scale, mixed-use development. The project’s emphasis on quality housing, public service integration, and resort-style amenities positions it as a unique destination within North Texas.
Through its creative use of PID financing and dedication to long-term community value, Tabor Ranch establishes a blueprint for future developments that seek to deliver more than just housing—offering a true sense of place, connectivity, and lifestyle in one cohesive master plan.
Raising the Bar for Mixed-Use Communities
Raising the Bar for Mixed-Use Communities
Tabor Ranch serves as a compelling example of how public-private collaboration and innovative financing can unlock the full potential of large-scale, mixed-use development. The project’s emphasis on quality housing, public service integration, and resort-style amenities positions it as a unique destination within North Texas.
Through its creative use of PID financing and dedication to long-term community value, Tabor Ranch establishes a blueprint for future developments that seek to deliver more than just housing—offering a true sense of place, connectivity, and lifestyle in one cohesive master plan.
A Special Thanks
We could not have been successful without the support of Denton County elected officials, council, and staff including Judge Andy Eads, County Commissioner Dianne Edmondson, and County Administrator Jody Gonzalez, who saw Alluvium Development’s vision and helped us accomplish our goals.