Development & Advisory

Affordable and market-rate housing across Pennsylvania.

TomKat Development Group sponsors multifamily housing that communities need — and advises the owners, nonprofits, and municipalities building it themselves. From site control to lease-up through construction, we structure the deal and see it delivered.

Start a Conversation What We Do
40+
Years in housing
development & finance
4,000+
Units developed using
federal housing tax credits
300+
Families assisted through
Housing Choice Vouchers
9% & 4%
LIHTC, bonds, and
layered public finance

What We Do

Three ways we get housing built.

Most developers build. Most consultants advise. We do both — which means the counsel we give is the counsel we'd take on our own balance sheet, and the deals we sponsor carry the discipline of an outside reviewer.

01

Affordable Housing Development

Ground-up construction and preservation of income-restricted multifamily housing — senior, family, and supportive — financed through competitive tax credit allocations and layered public sources.

  • 9% LIHTC competitive applications
  • 4% LIHTC with tax-exempt bonds
  • Acquisition, rehabilitation & preservation
  • Year 15 repositioning and resyndication
02

Market-Rate Development

Market-rate and mixed-income multifamily in growth corridors and revitalizing downtowns — the same underwriting rigor without the regulatory overlay, and often on the same site as our affordable work.

  • Site assembly and entitlement
  • Conventional debt and joint-venture equity
  • Mixed-income and mixed-use structures
  • Adaptive reuse and downtown infill
03

Development Consulting

Advisory for nonprofits, housing authorities, municipalities, and first-time sponsors who hold the opportunity but need a development team beside them to get it financed, closed, and delivered.

  • Feasibility and market analysis
  • Financing applications and packaging
  • Development team assembly & management
  • Co-development and fee-development roles

Approach

From concept to occupancy.

Housing deals fail in predictable places — a site that can't be entitled, a capital stack with a gap nobody priced, a lease-up that starts three months late. We run the same sequence on every project so those failures surface while they're still cheap to fix.

Phase 01

Site & Market

Site control, zoning and environmental review, and a demand study that tests real absorption at achievable rents — not a wish list.

Phase 02

Capital Structure

A stack built backward from what the property can actually support: credit equity, soft debt, hard debt, and deferred fee sized honestly.

Phase 03

Entitlement & Delivery

Municipal approvals, design coordination, GMP negotiation, and construction oversight through certificate of occupancy.

Phase 04

Lease-Up & Stabilization

Compliance-ready lease-up, credit delivery, 8609s, and a handoff to management that protects the investor relationship.

Capabilities

We speak the language of the capital stack.

Affordable housing is a financing business as much as a construction business. Our principal has structured, closed, and delivered across the full range of public and private sources — and knows which combinations actually survive underwriting.

Tax Credit Equity
9% and 4% LIHTC, syndicator negotiation, adjuster and guaranty structuring, state credit programs.
Tax-Exempt Bonds
Volume cap applications, private placement and public offerings, 50% test management.
Soft & Gap Financing
HOME, National Housing Trust Fund, CDBG, FHLB Affordable Housing Program, state and county trust funds.
Conventional Debt
FHA/HUD 221(d)(4) and 223(f), Fannie Mae and Freddie Mac forwards, bank construction lending.
Partnership & Exit
GP/LP structuring, rights of first refusal and purchase options, Year 15 exits and resyndication.
Voucher Administration
Section 8 Housing Choice Voucher program administration for municipal housing agencies, including HAP contracts, inspections, and HUD reporting.
Compliance
Extended use agreements, state agency monitoring, placed-in-service and 8609 delivery.

Portfolio

Selected developments.

Every project carries the same record: units, occupancy type, financing structure, and delivery date. That's the schedule a lender, syndicator, or agency reviewer wants to scan — so it's the one we lead with.

Site plan for Signature Flats at Galleria — four-story, 98-unit apartment building on the York Galleria ring road, Springettsbury Township, York County, PA Site plan · RGS Associates · 03.19.2026
Coming Soon

Signature Flats at Galleria

York Galleria · Springettsbury Township, York County, PA

Ninety-eight market-rate apartments on underused surface parking at the York Galleria — a four-story infill building that turns dead asphalt into rooftops and brings daytime and evening population back to a mall property working to reposition itself. Land development plans were approved by the Springettsbury Township Board of Supervisors in May 2026.

Units
98
Type
Market-Rate
Groundbreaking
Fall 2026
Delivery
Late 2027
Architectural rendering of Duke Street Apartments — five-story mixed-use apartment building with ground-floor retail and street trees, Lancaster City, Pennsylvania Architectural rendering
Coming Soon

Duke Street Apartments

Duke Street · Lancaster City, Lancaster County, PA

A forty-eight unit market-rate community of one- and two-bedroom apartments in downtown Lancaster — general occupancy, walkable to the central business district, and built to bring residents back onto a city street rather than out to the townships.

Units
48
Type
Market-Rate
Unit Mix
1 & 2 BR
Occupancy
General
239
Units delivered
146
Units in pipeline
6
Communities
7
PA counties
Signature Flats at Hershey — four-story market-rate apartment building with balconies and stone base, Hershey, PA
Market-Rate

Signature Flats at Hershey

50 Northeast Drive, Hershey, PA 17033

Seventy-five market-rate apartments in a four-story elevator building minutes from downtown Hershey, with a resident lobby, game room, and screening room. The first of the Signature Flats communities.

75 units General occupancy 4-story new construction Q3 2022 delivered
Knob Crest — two-story senior apartment building with a gabled center entry, brick-faced sign reading Knob Crest, Mount Pocono, PA
Affordable

Knob Crest

3 Knob Road, Mount Pocono, PA 18344

Forty-one one-bedroom apartments for seniors in the borough of Mount Pocono, within walking distance of shops, banks, and transit.

41 units Age 62+ occupancy 1 BR unit mix Monroe county
Belmont Knoll — three-story senior apartment building with a covered front entrance, green standing-seam canopy and weeping trees, Mount Pocono, Pennsylvania
Affordable

Belmont Knoll

One Center Avenue, Mount Pocono, PA 18344

Thirty-nine one-bedroom senior apartments off Route 611 in Mount Pocono, with a community room and on-site management.

39 units Age 62+ occupancy 1 BR unit mix Monroe county
Delaware Run — two-story senior apartment building with brick and vinyl siding, landscaped walkway and covered entry porch, Matamoras, PA
Affordable

Delaware Run

603 Avenue H, Matamoras, PA 18336

Thirty-six one-bedroom senior apartments in Matamoras, at the Pennsylvania–New York line, served by Pike County Transportation.

36 units Age 62+ occupancy 1 BR unit mix Pike county
Hite House — historic yellow-brick landmark building with a full-length covered front porch on Main Street, Stoystown, PA
Affordable

Hite House

121 West Main Street, Stoystown, PA 15563

Twenty-eight one-bedroom senior apartments in a historic landmark building on Stoystown’s Main Street, with a full-length front porch.

28 units Age 62+ occupancy 1 BR unit mix Somerset county
Terra Sylvan — two-story townhouse-style apartments with covered porches and mature landscaping, Bellefonte, PA
Affordable

Terra Sylvan

101 Terra Sylvan Lane, Bellefonte, PA 16823

Twenty one-, two-, and three-bedroom apartments for general occupancy in Bellefonte, twenty minutes from State College and on the CATA bus line.

20 units General occupancy 1–3 BR unit mix Centre county

About

A small firm, deliberately.

TomKat Development Group was formed to do two things well: sponsor the housing communities need, and give straight advice to the people trying to build it.

Housing development rewards judgment more than headcount. The difference between a deal that closes and one that stalls is usually a decision made early — the right site, the right occupancy type, the right agency round to compete in — and those decisions don't get better by adding layers.

We work where the need is real and the competition for capital is manageable: small and mid-size Pennsylvania markets, senior and family product, and the preservation of existing affordable stock that would otherwise convert. Our principal has spent a career structuring these deals — on the development side, on the finance side, and across the table from both.

When we consult, we bring the same lens: what would we need to see before putting our own guaranty behind this?

Thomas J. Lonergan Sr.

Principal

Tom served as a principal at Mullin & Lonergan Associates, Inc. since 1989, as well as owner and Chief Financial Officer of Monarch Development Group since 2005. He has more than forty years of experience in the housing and financial analysis field. A registered securities broker, he has assisted in the development of more than 4,000 units utilizing the Federal Low-Income Housing Tax Credit program.

He also serves as Executive Director of the Section 8 Housing Choice Voucher Program for the Borough of Somerville, New Jersey — a role he has held since 1986 — and for the Borough of Manville, New Jersey, since 2017. In that capacity he currently assists more than 300 families across central New Jersey.

Outside the office, Tom is an avid sports fan and a lifelong supporter of the game of basketball. He has coached girls' high school basketball as a varsity head coach for approaching forty years and is currently the winningest active girls' basketball coach in southeastern Pennsylvania — and fourth winningest active coach in the state. He coaches at Lansdale Catholic High School in Lansdale, PA.

Contact

Have a site, a deadline, or a deal that isn't penciling?

Whether you're a municipality with a parcel, a nonprofit with an application due, or an owner facing a Year 15 decision — tell us where the project stands and we'll tell you honestly what we think it needs.

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