The path an allocation follows with us, who is involved at each step, and exactly how we are compensated.
Eight steps, in the order they actually happen.
Asset class, strategy, geography, direct or fund, ticket size. We determine whether Georgia belongs in your portfolio, and say so either way.
The current Tbilisi market report and what we are seeing on the ground. No property list.
We ask how an investment like this normally moves through your office, and who else would be involved.
Each arrives as an investment memo, not a listing. The format.
Investment director, legal counsel, tax adviser, family representative. We prepare for each: rental comps, comparable sales, the downside case, the ownership structure with counsel.
Direct title or your own entity, set up with your counsel and ours. Buying without flying in is routine under power of attorney.
Negotiation, acquisition, renovation where needed, leasing, then management.
Monthly statements and the payment ledger in the owner portal, the quarterly report, and the second memo when the first asset is performing.
What "we handle the rest" means, and who does each part.
| Step | Who does it | What you see |
|---|---|---|
| Market intelligence | Tbilisi Home. Our own myhome.ge collection is the input for every published price, yield and stock figure; bank research and official statistics are cited alongside. | Quarterly report, intelligence dashboard |
| Sourcing and negotiation | Nino Chagunava. Owner-direct and developer stock, off-market where possible. | The memo's acquisition section |
| Underwriting | Jeff Brown. Comps, yields, downside case, exit assumptions. | The investment memo |
| Legal and title diligence | Licensed Georgian counsel, billed directly to you. | Title report, ownership structure |
| Tax structuring | Licensed tax adviser, billed directly to you. | Tax memo for your jurisdiction and Georgia |
| Technical inspection | Licensed engineers where the asset requires it. | Condition report, renovation budget |
| Renovation | Our own crews, managed by Tbilisi Home to a fixed budget. | Milestone photos and sign-offs |
| Leasing and management | Tbilisi Home. | Monthly statements, payment ledger, tenant and lease detail in the portal |
| Exit | Tbilisi Home, on the published brokerage terms. | Valuation, settlement range, net proceeds after tax and commission |
The whole fee model, in two sentences.
"There is no buyer-side acquisition commission. On transactions where the seller or developer has a brokerage agreement with us, our commission is paid by them. For services outside the transaction, we agree the fee separately."
Paid by the seller or developer under their brokerage agreement with us. Our investor clients generally pay no buyer-side acquisition commission.
Full investment management at 8% of collected rent. Essential management at 5%. No fee while a property is vacant. Published terms.
Renovation and project management, asset management, portfolio reporting, due diligence coordination and leasing are agreed separately and in writing, per portfolio.
What you see once you own the asset.
Live for owners whose properties we manage: portfolio overview, each property's tenant and lease detail, monthly owner statements, a permanent month-by-month payment ledger, projected versus actual returns, and exit maths with the capital-gains crossover date.
Every income and expense figure shown is actual, from the ledger, beside the projection. The gap is stated as vacancy loss in dollars. Nothing is modelled or estimated except the valuation. About the portal.
Owner statement and net transfer
The Tbilisi market report, and where your assets sit against it
Portfolio review, valuation update, exit analysis
A named principal on WhatsApp or email, in English or Georgian
Tell us who else needs to be involved.
Investment director, legal counsel, tax adviser, family representative: each has a different first question. We prepare the memo, the comps and the structure so that every one of them gets an answer at the first stage, not the third.
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