The Team
James Giugliano
Managing Partner, FounderJames Giugliano brings over a decade of experience in Hamptons residential development and luxury home sales. Over his career, he has overseen the marketing and sales of more than 65 new-construction residences, with direct involvement structuring and executing 20 completed developments alongside 7 active projects currently underway. His market intelligence, land sourcing capability, and hands-on execution experience inform Coastline Ventures’ acquisition strategy, underwriting, and exit planning.
Michael F. Tracy
Partner, Investments & Capital MarketsMichael Tracy brings over 20 years of experience in investment strategy, asset management, and underwriting. For more than 15 years, he has deployed personal capital across residential and operating assets, with a focus on disciplined execution and downside protection. As Managing Partner of Investments at Coastline Ventures, Mike oversees the firm’s investment thesis, underwrites project-level acquisitions, and directs ongoing portfolio management. His experience in capital structuring and asset disposition supports consistent outcomes and long-term alignment with the partnership's stakeholders.
David Hsu
Partner, Capital & StrategyDavid brings over 17 years of real estate development and investment experience, including 12 years as an institutional investor at Simon Property Group (NYSE: SPG). Throughout his career, he has been directly involved in $3.5 billion in large-scale redevelopments spanning 15 million square feet across multiple market cycles.
At Coastline Ventures, David leads platform underwriting, risk oversight, and capital structuring. His framework prioritizes capital preservation through rigorous stress-testing against rate shocks and extended hold timelines. Operating with deep institutional discipline, David ensures Coastline’s financial modeling protects downside risk while maximizing execution precision across the firm’s luxury pipeline.
Rahreese Kenchen
Partner, Capital MarketsRahreese Kenchen brings over 20 years of experience across commercial real estate, principal investing, and strategic capital formation. Throughout his career, he has founded, scaled, and led multi-state real estate platforms—building a brokerage footprint of over 400 agents and personally overseeing more than $5 billion in aggregate transaction volume.
As an active principal investor, Rahreese has acquired, developed, and disposed of over 350 properties while building a portfolio of 75+ income-producing units. At Coastline Ventures, he leads investor relations and equity placement initiatives—expanding institutional family office relationships, structuring equity partnerships, and accelerating capital deployment across the firm’s luxury pipeline.
Christopher Wahl
Managing Partner, Operations & DeliveryChristopher Wahl leads construction and delivery across Coastline Ventures, overseeing execution from pre-construction through final delivery. With more than 15 years of experience delivering high-end residential projects in the Hamptons, he brings deep local expertise across architectural coordination, engineering integration, and on-site execution. Chris is responsible for construction strategy, cost control, scheduling, and quality control, ensuring projects are delivered on time, on budget, and to consistent standards across the portfolio.
Brian C. Glasser
Architecture & DesignBrian Glasser leads architecture and design across the Coastline Ventures platform, guiding projects from concept through execution. With extensive experience in high-end residential and commercial architecture, he brings a disciplined, studio-led approach grounded in constructability, efficiency, and long-term value. Brian oversees architectural vision, design discipline, and engineering coordination, supporting efficient delivery and market-aligned outcomes.
Chloe Pollack-Robbins &
Anna Cappelen
Interior DesignChloe and Anna lead the interior design and finish specification across Coastline Ventures, bringing more than 16 years of experience creating high-end homes in the Hamptons. Working closely with the development and construction teams, they shape each residence through thoughtful material selection and spatial planning. Their design approach blends quiet luxury with livability, creating homes that resonate with buyers and support premium outcomes.
Michael Lorusso
Lead EngineerMichael Lorusso brings over a decade of experience in luxury residential construction, with specialization in civil engineering, land development, and local permitting. At Coastline Ventures, Michael manages engineering design, infrastructure planning, and regulatory coordination, supporting efficient approvals and reliable execution across projects.
Gary Pike
Project ManagerGary Pike has more than 35 years of experience managing large-scale residential construction projects. He oversees day-to-day project execution, schedule coordination, and budget control, ensuring adherence to timelines and cost parameters across Coastline Ventures developments.
Al Dalton
Senior AnalystAl Dalton supports acquisition analysis, underwriting, and transaction evaluation across the Coastline Ventures platform. With a financial background as a CPA, he brings disciplined analytical rigor to sourcing and assessing new opportunities. Prior to Coastline Ventures, Al was part of James Giugliano’s team at Nest Seekers International, where he played an integral role in over $1 billion of completed real estate transactions.
Zachary Antilety
Real Estate CounselZachary Antilety is a Hamptons-based real estate attorney with over a decade of experience advising clients on residential acquisitions, development, and sales. He provides legal oversight at Coastline Ventures, across the planning, development, and disposition lifecycle, supporting clean governance, risk management, and transaction execution.