The Problem Is Real.
The Solution Is Built.
130,000 adults with I/DD in Pennsylvania need housing by 2030. Over 80% live with aging caregivers who cannot provide care indefinitely. The existing system has no answer.
Hilltown Oaks is the answer — 7 estate-quality neuroinclusive homes on 11 acres in Bucks County, PA, built by-right with no zoning risk, backed by 270+ pre-qualified families.
The Caregiver Cliff Is a
Structural Market Failure.
Over 130,000 adults with intellectual and developmental disabilities in Pennsylvania need housing solutions by 2030. More than 80% currently live with aging family caregivers — parents and siblings who will not be able to provide care indefinitely.
The existing system offers two inadequate choices: institutional group homes at $90,000–$140,000 per person per year, or waitlists stretching 10–15 years. There is no third option — until now.
"When I'm gone, where will Michael live? That question keeps every parent of a child with autism awake at night."
The Investment
Structure.
MP Equity Holdings is the execution engine of the Front Porch Cohousing ecosystem. Structured as a for-profit development entity with a mission lock from its 501(c)(3) parent, MPEH offers accredited investors a rare combination: institutional-quality real estate returns with the structural protections of a mission-driven organization.
The current raise of $1.8M is structured as a seed/bridge round to close on the Hilltown Oaks property and fund pre-development activities through construction financing. Investors participate as Limited Partners with LP equity interest and portfolio profit participation.
Full Capital Stack — $14.5M Total Project
Hilltown Oaks.
Hilltown Township, Bucks County, Pennsylvania — fully entitled and under contract.
Project Highlights
Hilltown Oaks is a by-right development — the 7-lot subdivision plans were previously approved by Hilltown Township. No variance, no zoning hearing board, no public hearings. Approval is administered by a zoning officer based on code compliance alone, eliminating the 24–36 month entitlement risk that kills most real estate developments.
The PORCH™ Framework
Hilltown Oaks is built on the PORCH™ Framework — a proprietary, evidence-based operating system for neuroinclusive community development. The framework is agnostic about building type but dogmatic about the outcome: dignity, agency, and permanent belonging for neurodivergent adults. Designed for national licensing and replication, this pilot is the proof-of-concept for a scalable platform.
Community Is the
Primary Intervention.
The Front Porch Model is not a housing project with some community programming bolted on. It is a purpose-built community where belonging, dignity, agency, and long-term stability are designed in from the very beginning.
The mix of neurodivergent residents and neurotypical "Intentional Neighbors" — retirees, veterans, and community-minded adults — is not incidental. It is the model. Integrated peer communities reduce isolation, lower support costs, and create the kind of mutual accountability that makes communities last.
270+ qualified families are already in the Front Porch Cohousing pipeline — pre-validated demand that exceeds the capacity of the next 10 developments. This is not a speculative project.
Leadership.
MP Equity Holdings is led by a team with deep roots in the neurodivergent community and the professional expertise to execute a development of this complexity.
Jim Richardson founded MP Equity Holdings and Front Porch Cohousing with a personal and professional commitment to solving the housing crisis for neurodivergent adults. As the parent of a child with autism, he brings both lived experience and strategic leadership to the organization. Jim has spent years building the relationships, policy framework, and community infrastructure that make Hilltown Oaks possible.
The Front Porch Cohousing 501(c)(3) team brings expertise in community development, disability services, policy advocacy, and neuroinclusive design. The organization has spent years building the PORCH™ Framework, mastering by-right zoning strategy across Pennsylvania jurisdictions, and developing the 270+ family pipeline that validates demand for this project and the next ten after it.
MP Equity Holdings operates under a Mission Lock and IP License from Front Porch Cohousing, its 501(c)(3) parent. This structure ensures that the PORCH™ Framework, the neuroinclusive design standards, and the community's mission cannot be compromised by commercial pressures — providing investors with the assurance that the asset they are backing will retain its character and community value over time.
Why This Investment.
Why Now.
By-Right Approval — Zero Zoning Risk
The 7-lot subdivision plan was previously approved by Hilltown Township. This is a by-right development — no variance, no zoning hearing board, no public hearings. Approval is administered by a zoning officer based on code compliance alone. The most common killer of development projects has been eliminated.
Pre-Validated Demand
270+ qualified families are already in the Front Porch Cohousing pipeline — pre-validated demand that exceeds the capacity of the next 10 developments. This is not a speculative project seeking residents. The community has been built before the buildings. Occupancy risk is structurally mitigated.
Policy Tailwind
Governor Shapiro's 2026 PA Housing Action Plan commits $1B+ to housing infrastructure with specific provisions for disability-inclusive housing. The Neuro-Inclusive Overlay District framework is the first of its kind in Pennsylvania. Hilltown Oaks is positioned to access multiple state and federal funding streams.
A New Category — First-Mover Advantage
There is no comparable neuroinclusive coliving community in Pennsylvania. The PORCH™ Framework is proprietary. The by-right development strategy is replicable across any RR-zoned parcel in the Commonwealth. This is a category-defining project with no direct competition.
Dual-Return Profile
Investors in Hilltown Oaks receive financial returns from a real estate asset with strong fundamentals — estate-quality homes at $1.2M+ build cost in Bucks County — plus the reputational and social capital of being a founding investor in a nationally replicable model for neuroinclusive housing.
The First Domino in a Scalable Platform
Hilltown Oaks is the proof-of-concept for the PORCH™ Framework — a proprietary, licensable operating system designed for national replication. Early investors in the anchor project are positioned to participate in the broader platform as it scales across Pennsylvania and beyond.
Request Data Room
Access.
Qualified accredited investors may request access to the full data room, including the pro forma, site plan, entitlement documents, and offering materials. Complete the form to schedule an investor call.
This website is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy securities. Any offering will be made only to accredited investors pursuant to an exemption from registration under Regulation D, Rule 506(c) of the Securities Act of 1933.