The Living Stones of ZSL: Real Estate, and Building Black Futures in San Diego
By: Bro. Dexter Egleston, Associate Editor to the Sphinx
“Alpha Phi Alpha was founded on principles of manly deeds, scholarship, and love for all mankind. What would it look like if we built those values, quite literally, into the neighborhoods we live in?”
Brothers of Zeta Sigma Lambda, this article goes beyond being just a real estate story. It's a call to action: to reclaim our agency, deepen our legacy, and become builders of the communities that shaped us. The Living Stones of ZSL centers around the lived experience of Brother Fagan, whose journey into property ownership began with conviction and purpose. His example reveals how real estate can serve as a vehicle for economic mobility, cultural preservation, and collective empowerment. At a time when Black families are being priced out of the San Diego housing market, the question we must ask is not whether we should act, but how. The article weaves Brother Fagan’s personal journey with a broader analysis of structural inequities such as redlining, disinvestment, and ongoing racial disparities in homeownership. These forces have shaped where we live, who has access to opportunity, and what remains possible for future generations. Despite these challenges, there is momentum and opportunity. Real estate tools like home equity lines of credit, 1031 exchanges, and recent policy shifts around accessory dwelling units are creating space for new forms of ownership that were once out of reach (California Department of Housing and Community Development [HCD], 2024; San Diego Housing Commission [SDHC], 2023).
Brother Fagan’s story is about action. It is about learning while moving forward and building in a way that serves not just the individual investor, but the community as a whole. Through his narrative, we see what it means to turn property into purpose and to view ownership as a civic responsibility, not just a financial milestone. This article concludes with an inspiring vision for a chapter-owned Alpha House in San Diego. A permanent space designed to support undergraduate brothers, anchor mentorship programs, and possibly offer affordable housing in a city where ownership is increasingly out of reach. The vision extends to mixed-use development that blends residence with community engagement, creating a platform for education, economic activity, and cultural affirmation. We have the talent, the vision, and the brotherhood to make this real. Let this article be more than informative. Let it be catalytic. The question before us is no longer whether we have the tools to build. It is whether we are ready to use them… together.
Brother Fagan’s Story: Ownership as Empowerment
Brother Fagan grew up in a private home, in the shadows of nearby public housing. He learned from his father early that renting meant limitations. Ownership, for him, was not a dream. It was an expectation. When he moved back to San Diego in 2000, he made a clear decision: buy property and build stability. There was no inheritance, no safety net, no playbook. He and his new wife, a nurse, relied on steady income and shared discipline. They bought their first home, then a second. Over time, they added units, leveraged equity, and learned to navigate the local real estate market on their own terms. They did not move quickly. They moved deliberately. Brother Fagan used tools like HELOCs and 1031 exchanges after learning about them through conversations with realtors and professionals. He listened. He asked questions. He made adjustments. One realtor showed him how a single sale could fund a multi-unit property. A developer encouraged him to think beyond a simple accessory unit and build something larger. These moments shaped his strategy, but the risk was always his to carry. His wife played a crucial role. When their home was days away from foreclosure (using a purposeful financial strategy), she was the one who saw the notice first. She called him. She was worried, but she trusted him. They had a plan, and her trust was the result of years of watching him act and follow through. He responded quickly, stayed persistent, and received a rare loan modification. Her belief in him was not just emotional support. She was also an active part of the process, writing letters, making calls, and faxing reams of documentation. Together they worked to navigate the system.
Brother Fagan did not work through institutions designed to make his path easy. He pushed through systems built without him in mind. At each stage, he met the limits of representation, reliability, and access. He kept going. He sought out and used the relationships he could find. Some partners were Black. Others were not. He prioritized quality and consistency. He built a team that could get the work done, even when the first choice wasn’t available. His goal was completion, not perfection. Now, he owns multiple properties across San Diego and other cities. He doesn’t call himself a landlord but someone who provides housing. He focuses on creating space and stability, both for his tenants and his family. He is not interested in short-term flipping and speculation, but rather control, equity, and generational wealth.
There was no turning point, only forward motion. One property led to another. Over time, a portfolio emerged. His story is not a model for everyone. It is an example of what can happen when you act with purpose, manage risk, rely on the people you trust, and keep moving to minimize the unknowns. He selected San Diego intentionally, drawn by its unique mix of opportunity, challenge, and cultural significance. He made a long-term commitment to community, stability, and legacy. His goals were twofold. First, he sought to create personal economic security through property ownership. Second, and equally important, he hoped to support the broader vision of maintaining a Black presence in a rapidly changing city. San Diego, with its rising housing costs and shrinking Black population, presented a critical window. For Brother Fagan, ownership became a way to resist erasure and anchor possibility.
Brother Fagan’s experience also speaks to the strength of fraternal networks. His path was influenced by conversations with other Alpha Brothers, including those already involved in real estate. These relationships provided insight, encouragement, and access to ideas that might otherwise have remained hidden. In a field often shaped by exclusion, brotherhood became an entry point to ownership. More than anything, his story represents what is possible when Black men view investment as more than personal gain but as an act of community building. Choosing San Diego was a strategic move, but it was also a personal one. For Alpha brothers considering similar endeavors, remember that ownership is attainable. It demands action, a clear purpose, and a commitment to investing not only in property but also in a larger vision.
Why Real Estate for Black San Diegans, and Why Now?
Brother Fagan views the current housing crisis as a continuation of long-standing systemic patterns that have excluded Black communities from the benefits of property ownership. He sees a direct connection between today’s housing instability and past practices of redlining, restrictive covenants, and predatory lending. In his view, what is happening in San Diego is a modern expression of historical disinvestment, now repackaged as redevelopment. In neighborhoods like Southeast San Diego, rising property values are not creating opportunity for all. Instead, they are pushing out long-term Black residents who can no longer afford to live in the communities they helped build. He notes that each displaced family takes with them a layer of collective history, weakening the ties that hold communities together. Data supports his concerns. Recent housing reports reveal that Black homeownership in San Diego County is significantly lower than that of all major racial and ethnic groups in the United States. At the same time, Black residents make up a disproportionately high percentage of the unhoused population, despite being a small share of the region’s total population (California Department of Housing and Community Development, 2024). These numbers illustrate how quickly the crisis can move from unaffordability to homelessness, especially for those without generational wealth or strong financial buffers.
Brother Fagan believes that real solutions will not come from temporary government handouts. The community we support needs deeper interventions, including community land trusts, city-backed down payment assistance, and broader support for Black developers, contractors, and real estate agents. He drives home the importance of Black-led development strategies, not just token inclusion in projects shaped by others. Importantly, Brother Fagan challenges fellow fraternity members and other Black professionals to think differently about ownership. He sees real estate as a civic responsibility, not just a personal achievement. “We cannot keep renting and expect power to come find us,” he said during the interview. “If we want to shape what our neighborhoods look like tomorrow, we have to be the ones buying and building today.” For Brother Fagan, the housing crisis is not only a warning sign but also a window. It reveals the costs of inaction and the urgency of collective movement. He believes Alpha chapters and other fraternal organizations must take a leading role in this effort by engaging in structured, long-term initiatives that center on Black leadership.
Black-led development strategies include organizing local partnerships with established community land trusts (CLTs) to create permanently affordable housing and advocate for the transfer of public land to community control (California Community Land Trust Network, 2024; Shelterforce, 2021). Our chapter can also push for zoning and policy changes that favor CLTs and engage in public education to build neighborhood-level support (Shareable, 2021). On the financial side, promoting and expanding access to down payment assistance through programs like CalHome and CalHFA offers a direct path to homeownership for first-time Black buyers (California Housing Finance Agency, 2024; HCD, 2024). These tools must be accompanied by deliberate investment in the professional pipeline. By connecting with groups like the African American Real Estate Professionals (AAREP) and the Black Real Estate Agent Program, ZSL can support the recruitment, training, and advancement of Black agents, contractors, and developers (AAREP, 2024; Homelight, 2024). Programs like the Capital Impact Partners’ Equitable Development Initiative further provide the technical and financial guidance needed to help Black developers operate at scale (Capital Impact Partners, 2024). For Brother Fagan, these efforts are not optional. They are the structural responses required to reverse displacement, reclaim land, and establish a generational presence. Ownership, when rooted in clarity and coordinated action, becomes a strategy of resistance and recovery.
What makes real estate important for Black San Diegans at this moment?
San Diego’s housing market has transformed dramatically since 2020, creating both immense opportunity and visible urgency for Black residents. Historically excluded from property ownership through redlining and exclusionary zoning, Black San Diegans today face a rare convergence of tools and conditions that make real estate not only accessible but critical for wealth building and community preservation.
The Veterans of Foreign Wars (VFW), in coordination with American Legion Post 310, executed a focused and disciplined strategy to address veteran homelessness through the development of Tranquility at Post 310. Located in San Diego’s Chollas View neighborhood, the project added 42 deeply affordable housing units specifically for veterans with very low incomes or a history of homelessness. The American Legion leveraged its land and legacy by partnering with Hitzke Development Corporation and Housing Innovation Partners, two groups with strong experience in affordable housing delivery. Funding was secured through the San Diego Housing Commission (SDHC), which provided a $2.88 million loan and 20 federal Veterans Affairs Supportive Housing (VASH) vouchers to guarantee long-term affordability (SDHC, 2023). The housing component was constructed alongside a new Legion Hall, demonstrating how land held by community institutions can be redeveloped to meet urgent social needs while maintaining their original mission. The project satisfied city affordability regulations by offering units at various income levels, ranging from 30 to 60 percent of the Area Median Income (City of San Diego, 2023).
Execution required coordination on several fronts. The developers and the American Legion worked closely with SDHC and the County of San Diego to ensure regulatory compliance and secure layered financing. Resident services were integrated through Housing Innovation Partners and supported by the U.S. Department of Veterans Affairs and County Behavioral Health Services. This structure provided both housing and wraparound care for residents using VASH vouchers (SDHC, 2023). The development received vocal support from city officials and community members, reinforcing the importance of political alignment in moving such projects forward. Tranquility at Post 310 reflects a replicable model for other community organizations. It shows that with vision, land stewardship, experienced development partners, and sustained public funding, community organizations can lead the creation of housing that is both mission-driven and financially sound.
Since the onset of the COVID-19 pandemic, San Diego has witnessed record-breaking property appreciation, outpacing median income growth and widening the affordability gap (California Department of Housing and Community Development [HCD], 2024). Yet, this rapid rise in property values has created extraordinary equity gains for those who were already positioned to own. Black-owned homes nationally appreciated more than average post-COVID, reducing but not erasing longstanding disparities in housing wealth (Zonta, 2020). As evidence of this trend at the local level, Brother Fagan’s self-developed home in central San Diego appreciated from $1.4 million to an estimated $2.6 million in just three years (an 85% increase), largely due to neighborhood revitalization and strategic reinvestment.
What makes this moment unique is access to investment tools previously underutilized in Black communities. HELOCs (home equity lines of credit) offer flexibility for reinvestment, while 1031 exchanges allow investors to defer capital gains taxes and scale up their portfolios. Special loans for properties in empowerment and opportunity zones can benefit from tax incentives and federal grants. The sitting President (47) has implemented real estate strategies that benefit the wealthiest Americans, yet these tools can also be leveraged by those who strategically position themselves. Additionally, San Diego’s shift toward more permissive ADU (Accessory Dwelling Unit) and multi-unit zoning policies means that even single-family lots can now yield multiple income-generating units (San Diego Housing Commission [SDHC], 2023). In the words of Brother Fagan, “You don’t need to know everything, but you need to initiate the process.” This principle of motion over mastery is not only personally liberating, it’s strategically sound in a market where waiting often costs more than acting. As Alpha Men, we possess a distinct advantage in strategic investment collaborations. Our relationships are built upon shared fraternal morals, principles, and goals. We can rest assured that our peers, who are among the world's most intelligent men, align in strategic direction.
The Need: Addressing a Critical Gap
Despite these opportunities, the need remains stark. Black homeownership in San Diego County stands at just 25.1 percent, far below that of White households and even lower than national Black homeownership averages (U.S. Census Bureau, 2023). This figure reflects the historical exclusion of Black families from both generational wealth creation and spatial belonging. Rising home prices, coupled with limited affordable housing development, are contributing to the reverse migration of Black residents from neighborhoods we helped define. How do you support a community that is leaving? Areas like Southeast San Diego and Logan Heights, once cultural strongholds, are increasingly inaccessible to the very communities that built them (SDHC, 2023). This trend is accelerated by a shortage of Black real estate professionals (agents, appraisers, developers, and contractors) who could otherwise serve as trusted navigators for Black buyers and sellers. As Brother Fagan noted, “If we all got serious about owning in our own communities... White folks would be scared. That’s how much power we’d have.” His words speak not to fearmongering, but to the transformative potential of collective ownership. Real estate offers leverage, not just in the financial sense, but in cultural and political terms. Land ownership has always been a proxy for agency in America. For Black San Diegans, reclaiming this right is a necessary act of self-determination.
Brother Fagan’s Process: Courage in Motion
For Brother Fagan, the decision to pursue real estate investment came with uncertainty. The process was not only financial but deeply emotional. At the outset, he grappled with the fear of overextending himself, of making a mistake that could set him back rather than move him forward. Like many Black investors navigating predominantly White markets, he also confronted doubts about whether his vision would be supported or dismissed. These were not imagined anxieties. They were shaped by historical exclusion and real-time experiences with professionals who did not always take his ideas seriously.
One of the early hurdles was financing. Brother Fagan entered the process without generational wealth or the safety net that many investors take for granted. He had to carefully calculate his risks while also trusting that each step forward would lead to growth. Securing a loan and identifying a viable property required persistent research, asking difficult questions, and learning how to advocate for himself in a system that often assumes Black buyers are less knowledgeable or credible (Zonta, 2020). Contracting work brought additional obstacles. Fagan described situations where timelines were extended, expectations were not met, and communication broke down. He had to learn how to be firm without being dismissed and how to assert leadership on projects that represented both economic value and cultural significance.
Overcoming significant hurdles, Brother Fagan embarked on his journey. The scarcity of Black contractors and project managers often meant he worked in isolation to bring his vision to fruition. Yet, his commitment never wavered. A primary challenge was identifying real estate professionals and contractors who grasped the business intricacies and aligned with his values. Fagan noted the limited Black representation in real estate trades, which often leads to a deficit of cultural understanding and compels Black investors to educate their counterparts while negotiating deals. Despite these obstacles, Fagan pressed on. Every property became a learning experience, every contract a new lesson. This process expanded his portfolio and deepened his comprehension of real estate as a potent instrument for empowerment and safeguarding. His narrative highlights a crucial insight: success in real estate is about engaging with the process and allowing experience, community, and a defined purpose to guide the path.
Despite his challenges, the wins were substantial. Brother Fagan purchased property while simultaneously building equity, expertise, and a renewed feeling of confidence. As we have seen, the home he developed increased in value significantly within a few years, transforming from a personal goal into a symbol of what is possible when Black men claim space intentionally. He said that the joy of knowing his investment would help the community was more important than the profit. One of the best things he ever did was stand in a finished place and realize that it could hold not only families but also ideas. His proud moment opened my eyes to the multifaceted uses of this infrastructure, extending beyond mere sleeping and eating. When I understood this, real estate changed from a transaction to a metamorphosis. It turned into a place to put money back into culture, respect, and hope. Brother Fagan’s story demonstrates that success in real estate calls for presence, persistence, and purpose. His process reminds us that fear is not the absence of readiness but the invitation to grow. He found a way forward through every barrier, with intention and often with the quiet strength of fraternity behind him.
Let’s Build Together: Why Partnering Makes Sense
Brothers, I want to talk to you about something real. Real estate doesn't have to be a solo mission. One of the biggest takeaways from my conversation with Brother Fagan is his belief in the power of partnership. He’s made some strong moves in real estate, but he’s not trying to keep that knowledge or opportunity to himself. He’s thinking bigger, and he’s thinking collectively. He talked about how teaming up with people you trust, like-minded folks who share your values, can help you go further. Whether it’s forming an LLC with a few brothers, buying a multi-unit together, or just investing in different parts of the same block, that kind of collaboration lets us scale up. We stop thinking about one property at a time and start thinking about building equity across a whole community.
Our Brother kept it honest… Brother Fagan stated that the fundamental principle driving his efforts extended far beyond simply making monetary donations; although he valued and appreciated financial support, it was not the sole or even the primary measure of his dedication. Instead, he underscored that the true essence of his endeavor lay in a profound, mutual commitment to the overarching vision that propelled him forward. This commitment, he clarified, encompassed a willingness to contribute time, expertise, and intellectual capital, fostering a collaborative spirit where he felt invested in the success and realization of his goals. It was about aligning his personal aspirations with the collective ambition, ensuring that every action, every decision, and every resource was directed towards the grander objective, thereby solidifying his ownership of the future he sought to build. You need structure, you need trust, and you need alignment. But once those pieces are in place, the potential is serious. He’s even had conversations with other Alpha Brothers about getting a place where one person could live, and the rest of the units could be income-producing. That’s how you grow wealth and make an impact at the same time. His statement, "If I see someone I know doing it, then I can see myself doing it too," resonated deeply with me. That’s why the situation matters. We’re more likely to move when we see someone close to us lead the way. We’ve always leaned on each other to navigate tough systems. Our situation is no different. The housing market is complex, but we don’t have to walk into it alone. So here’s what I’m putting on the table. Let’s start thinking like owners. We should approach this not just individually, but collaboratively. Let’s stop letting other people decide what happens in our neighborhoods. Let’s be the ones who buy, build, and pass it on.
Toward an Alpha House: Reclaiming Our Brick-and-Mortar Presence
Brothers, there’s some unfinished business we need to revisit. I have been to more than a few events where senior brothers brought up the fact that our chapter in San Diego still does not have an Alpha House. Every time I hear it, I can sense the weight of the conversation. Some brothers are all for it. Others have questions. But I cannot ignore what my imagination keeps showing me. What if our chapter owned a space of our own? Not a rental. Not a borrowed hall. A space that was ours. A home base. A headquarters. A legacy. What if this Alpha House could offer affordable rooms to undergraduate brothers from SDSU, UCSD, or USD? What would that do for Black student retention in San Diego? How might it change the college experience for a young man who is far from home, just trying to find his footing? Let's expand on this idea. What if we did more than build a house? What if we developed a mixed-use building, something with residential units on top and a community space below? This would create a space where we could mentor, meet, collaborate, and conduct business for Alpha. Picture a duplex or a small apartment building. The brothers could reside upstairs. Downstairs we could host study sessions, facilitate workshops, or create a shared workspace that supports both our chapter and the broader community.
Think about what that could mean for the housing crisis in San Diego. Right now, Black families are being pushed out. Prices are rising. Ownership is declining. But what if we became part of the solution? We could offer affordable rentals that accept vouchers. We could generate income for our chapter. We could use our building to teach real estate literacy and expose younger brothers to property management and cooperative stewardship. This concept is not just an idea. It is part of our history. Some of the older brothers already laid the foundation. They talked about this. Some even set aside funds. The dream never left. It is just waiting on us to breathe life back into it. We possess the necessary resources. Our chapter is full of brilliance. Real estate experts. Planners. Bankers. Community organizers. Educators. Strategists. The expertise is already in the room. What we need now is vision, structure, and the will to act. So I am asking, what stands in our way? This is not a theoretical question but a practical one. What would it take to create something that serves us and the community around us? Let’s explore that. Let’s use our collaboration not just to reflect, but to plan. Let’s build something that will stand long after we are gone. We, brothers have always been leaders. Let's manifest our leadership through tangible actions.
Collective Action Starts with Conversation
More than just a compelling idea, this concept is a call to action. Brother Fagan did not just purchase property to build wealth for himself. He stepped into ownership as a form of leadership, demonstrating what is possible when purpose and persistence meet opportunity. His journey reminds us that real estate is not reserved for the few. When approached with the correct mindset, real estate can serve as a tool for community restoration and legacy building. Our chapter is not beginning from scratch. We have vision. We have elders who planted the seeds of this dream years ago. We have members with expertise in real estate, finance, planning, and law. What we need now is the courage to connect these pieces and take the first step toward collective ownership.
We can begin by organizing a roundtable to bring together fraternity brothers and local Black real estate professionals. These conversations can expose us to the real-time insights and challenges of the market. Seeing Brother Fagan’s property up close would turn abstract ideas into something tangible and concrete. It would show us what is already working and spark new ideas about what could come next. Next, we should explore the feasibility of creating a chapter-owned property. The structure could be an Alpha House, a duplex, or a small apartment building with room for both community engagement and financial sustainability. With thoughtful planning, this vision could evolve into a multi-use development that provides affordable housing upstairs and meeting or program space downstairs. A property like this would serve not only our fraternity but also the broader Black community, especially in a time when gentrification and displacement are accelerating.
Partnership will also be key. Organizations such as the San Diego Housing Commission, the Urban League, and the Black Community Investment Fund are already doing the work of housing equity. Collaborating with them would give us access to grant opportunities, technical support, and long-term networks of support. Together, we could shape a model of development that centers both profit and people. The conditions in San Diego demand our attention. Black homeownership remains disproportionately low, and rising housing costs are forcing families out of the neighborhoods they helped shape. Yet within these challenges lies a chance for transformation. As the California Department of Housing and Community Development (2024) notes, when Black homeowners have access to property, the appreciation value often exceeds national averages, contributing to greater long-term equity. The moment is now, and we are equipped to lead. We do not need every detail figured out to begin. What we need is commitment. If we start this conversation with intention and follow through with collective focus, we can turn the dream of an Alpha House into a cornerstone of ownership, leadership, and legacy. Let this season be the moment we choose to build not just for ourselves, but for those who will come after us. By reclaiming our stake in San Diego’s real estate future, we provide homes, stabilize neighborhoods, and model what Black excellence looks like in brick and mortar.
Let’s think big, let’s be bold, let’s build wearing our Black and Old Gold ‘06!!!!!!!
References
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