As universities face growing capital needs and a changing economic landscape, a new paradigm is emerging that reimagines how institutions interact with private capital to develop research capabilities and maintain competitiveness. Ancora, an investment management firm focused on real estate, infrastructure, and innovation projects that advance the mission of colleges and universities, is at the forefront of this change.

Begin with the Mission, Not the Model

Conventional real estate lending begins with deal structure. “We begin with the institution,” says Ancora CEO Josh Parker. “We start with the mission, not the deal. Before talking about capital and structure, understanding what the university is trying to accomplish and how it’s solving a problem is important to us.”

Conventional lenders and developers often think from the end of a real estate transaction. Ancora thinks in reverse. The distinction is important when working with universities — complex, consensus-driven institutions designed to be successful over decades, not quarters.

As a result, Ancora has translated institutional interests into implementable projects by building connections that open doors others cannot.

Catalyzing Mission-Critical Projects

Ancora’s portfolio focuses on “mission-critical” properties that improve learning, research, and economic development. These include science and research facilities, workforce and STEM education spaces, athletics and student support facilities and mixed-use districts connecting academic and commercial sectors.

“The form follows the mission,” says Parker. “Sometimes it’s a lab, sometimes a residential or mixed-use block, sometimes it’s an event venue.. The key is that it benefits the university’s long-term competitiveness and adds lasting value.”

Bridging Institutional and Investor Worlds

Universities and investors operate in different worlds — one focuses on mission and governance, the other on underwriting and returns. Ancora occupies the space between.

“For universities, we are a partner in balancing control, risk, and outcomes. We provide structuring, underwriting, and translation services that turn institutional goals into investment opportunities for investors,” says Parker.

This dual fluency enables Ancora to translate ideas into action and convert projects into recurring investments.

The Role of Capital Creativity

“Capital creativity” is central to Ancora’s approach, aligning institutional needs with market strategies. Universities face nearly a trillion dollars in deferred maintenance and capital needs over the next decade, while private capital markets continue to seek durable investment opportunities.

“Everything a diversified investor wants —such as steady cash flow, long leases, credit anchors, and growth – exists around a university if you structure it right,” Parker stresses.

This creativity often involves complex capital structures blending public and private resources. Projects like Electric Works in Fort Wayne, Ancora’s partnership with the University of Notre Dame, and PVD Labs in Rhode Island exemplify how Ancora’s vision converts institutional challenges into scalable opportunities.

Balancing Returns and Impact

Ancora rejects the idea that financial success and social impact are in conflict. Projects that advance a university’s research, healthcare delivery, and educational missions inherently produce stronger, more resilient cash flows. They serve essential functions, have sticky tenancy, and hold their value over time.

“We are not chasing transactions. We focus on solving the right problems with the right capital. That’s how we deliver institutional impact and long-term returns for investors.”

The Future of University Innovation Investment

The next decade may redefine university finance. Enrollment pressures, research funding constraints, and new costs such as athletic compensation and facility renewal are forcing institutions to rethink capital strategies.Moody's estimates national higher education facilities need between $750 and $950 billion over the next decade.

With public and philanthropic funding stretched thin, private capital has a new role — not as owner or controller but as steward. Across campuses and surrounding communities, university and private-sector-led developments are emerging as integration points for long-term, creditworthy assets tied to enduring sectors like healthcare, research, and education.

As the company states: “Mission drives structure, structure attracts capital, and capital advances the mission.”