Our Story

With over three decades of combined experience, our founders, Wayne Charneco and Michael Sheer, have developed deep expertise in the South Florida real estate market, mastering its complex zoning codes and land-use regulations. By leveraging their industry knowledge and strong relationships with key officials and professionals, they consistently uncover hidden opportunities and transform underutilized properties into high-value assets.

Industry-Leading Expertise

We have an in-depth understating of zoning codes, land use regulations, and related legislation, including nuances and loopholes that are often overlooked. Time and again, property owners are told “no” by the building department—only for us to step in and secure a “yes.” A property's true value lies in its potential use, often hidden beneath layers of regulatory complexity—layers we navigate to uncover opportunities others miss.

Influential Network

In our over thirty years of combined experience in the South Florida vacant land industry, we have cultivated strong relationships and trusted connections with key officials and professionals—many of whom are difficult to access. We know exactly who to approach, what they need to hear, and how to present it to ensure efficient and successful outcomes.

Innovative Strategies

We employ tailored strategies specific to the property and stakeholders involved including assemblages, by-right parcel splits, re-platting, rezoning, and creative financing to maximize property value. This is complemented by our highly effective marketing, which simplifies complex property potential, making it easy to understand, even for first-time land buyers. Additionally, our concierge-level service guides buyers through their due diligence, streamlining the process, reducing delays, and increasing the likelihood of a successful closing.

Incomparable Results

Our expertise in land use and zoning, coupled with our key industry connections and unique, effective strategies, consistently enables us to achieve what others consider impossible with vacant land. We've successfully purchased land at full asking price and resold it for more than double just months later, secured approval to build twice the number of units others were told they could (without re-zoning), and developed on lots deemed unbuildable by others (without re-platting)—among many other achievements.

Our Services

Consulting

Expert guidance on development strategies to optimize site plans and build potential—leveraging every loophole, workaround, and technicality within land use, zoning codes, and legislation.

Acquisition

Providing customized purchasing solutions that prioritize flexibility, exclusive financing options, and strategic tax minimization to meet each property owner's financial and scheduling goals, always putting them first.

Listing

Utilizing our expertise to help property owners maximize land value, often achieving sales prices more than double those of standard listing agents through strategic marketing and concierge-level service.

Partnership

Our innovative investment structures enable us to co-invest alongside property owners when our goals align. Investors enjoy above-market returns, secured by high-equity deals, strategic expertise, and a proven track record of success.

Project Portfolio

Current Listings

Our Founders

Wayne Charneco

Wayne purchased his first investment property in 1985 at just 19 years old, launching a long and successful real estate career. With decades of experience in buying, marketing, selling, and flipping properties, he has built a reputation as a seasoned industry expert.

He holds a Bachelor's degree in Finance and Real Estate from Florida State University's School of Business, where he earned a place on the President’s List for academic excellence.

Wayne has been a featured speaker at various industry conferences, including the Broward County Real Estate Association and other notable real estate venues. Between 2004 and 2007, he bought and sold more land than any other agent in Broward County, solidifying his status as a top land specialist and earning him the nickname "Land Man."

Respected for his fairness, honesty, and integrity, Wayne has built strong relationships throughout the industry, earning the trust of peers and influential connections.

When not immersed in real estate, Wayne prioritizes his faith, cherishing time for spiritual growth. He deeply values his family and friends, dedicating time to creating meaningful experiences and lasting memories with loved ones.

Michael Sheer

Michael began his real estate career in 2013, acquiring vacant land in remote areas of Florida, properties deemed highly undesirable, for just hundreds of dollars as that was all he could afford starting out. Through innovative marketing strategies and compelling investment cases, he successfully resold them for significant profits, often leveraging creative financing to facilitate closings.

In 2014, he expanded into Broward County and the broader South Florida market, applying his expertise to the region’s unique land opportunities. Over the past decade, he has bought and sold hundreds of properties, generating millions in profits. His portfolio includes a diverse range of profitable land deals, including assemblages, rezoning projects, entitlement processes, lien mitigation, parcel splits, and land leases.

Michael’s deep expertise in land use and zoning has been instrumental in his success, establishing him as a leading authority in the South Florida market. His innovative approach to building design and land optimization continues to unlock hidden value and maximize property potential.

A devoted husband and father of two, Michael balances his professional endeavors with his love for family, travel, and continuous learning.

Client Testimonials

Nilufer Ucler, Buyer's Agent

Mike and Wayne provided exceptional support throughout the entire purchase process. They guided me through every step, including visiting the city planning department, scheduling appointments, and arranging meetings with the architect. Their dedication and professionalism ensured a smooth closing during the contract period. I truly appreciate their efforts and highly recommend working with them.

Ryan Kuhlman, Real Estate Investor & Coach, Former Owner of Broward Real Estate Investors Association

As a real estate investor and coach, I’ve been in this business for a long time, and I know firsthand how important it is to have the right team when it comes to vacant land deals. That’s why I send all my land deals to Land Beyond Limits and I teach my students to do the same. I’ve known and worked with Mike and Wayne for over a decade, and I trust them completely with every vacant land deal. Their deep understanding of land and ability to uncover opportunities that others might miss is unmatched. They know exactly how to maximize returns, ensuring we get the most out of every property.