A developer wants my 22 acres. What am I selling into?

I've held 22 acres on the edge of a growing metro for eleven years. Taxes are low, I mow it twice a year, and the plan was always to wait. A developer approached me about an active adult community, and before I talk numbers I want to actually understand the product, because I don't.

What I've learned so far, in plain terms. Active adult and independent living mean age-restricted housing, usually 55-plus, for older people who take care of themselves. There's no nursing staff and no personal care. Residents buy or rent a maintenance-free home and pay for the amenities and the social side, walking trails, a clubhouse, dog parks, activities that residents often organize themselves. Assisted living is the different thing, where staff help with daily living and the whole operation is licensed and staffed heavily. Independent living lite sits in the middle, some light services layered on housing.

The reason developers want land right now is demographics. The oldest boomers turn 80 in 2026, and new senior housing supply has been growing at about 1 percent, the lowest in two decades. Occupancy is above 90 percent in much of the sector and people expect a shortage of units from 2027 onward.

My question is what shape I take. I could sell the whole parcel and be done. I could ground lease it and keep the land, collecting rent for decades while somebody else runs the buildings. Or I could put the land in as my contribution and take a piece of the project, which means development risk I've never carried. Zoning and entitlement rules differ by state and by county, so what's even possible here is a local question I'm still working through, and the tax treatment of each of these is very different, which is an accountant's job and not mine.

Curious which shape people who've done this would pick.