Builder proposal · Pilot 01
You build.
Gold Peach Realty sells.
The lots are already listed.
Since we talked, we put the whole idea on paper. This is the plan for building the first hybrid spec homes in North Georgia together: you as the builder, Gold Peach Realty as the broker, on lots the brokerage already has listed.
The offer
What we are proposing.
Bring three plans you have built before, each with a price you will stand behind. Gold Peach Realty pairs them with lots it already lists, markets each lot and plan as one home to be built, and brings you buyers who have signed and closed their financing before you break ground.
You do not buy the land and you do not build on a guess. In return we ask for published prices, a written schedule and a short, firm options list, because those are what make a home that does not exist yet easy for a buyer to say yes to.
What it costs you before a buyer signs
Proposed pilot terms. Each is set out in the table below and becomes binding only in a signed agreement.
Roles
Who brings what, and who is paid when.
| Party | Brings | Is responsible for | Is paid |
|---|---|---|---|
| Builder | Plans, prices, options list, schedule, warranty | Site pricing, permits, construction and warranty service | A deposit at contract, then in stages from the buyer’s construction loan |
| Gold Peach Realty | The lot listings, marketing, buyer enquiries and transaction coordination | Pairing lots with plans, disclosures, and keeping every party informed | Commission at closing, set in written agreements and disclosed to every party |
| Landowner | The lot, and access to test it | Clear title, and holding the lot price for the agreed window | The lot price, at the buyer’s loan closing, before construction |
| Buyer | A signed contract and a closed construction loan | Selections by the lock date, and the lender’s requirements | — |
| Hybrid Spec Homes | The program: brand, website, pairing method, listing format and marketing material | Keeping the method the same on every lot. It does not list, negotiate or represent anyone | A program fee from the brokerage. Never a share of a commission, and nothing from you in the pilot |
Proposed terms
Our opening position, line by line.
We would rather hand you a position to mark up than a list of questions. Every line is a proposal, and every line can change at the table.
| Term | What we propose | Why |
|---|---|---|
| Builder | One builder for the pilot. No second builder is brought onto pilot lots during the first window. | You are not pricing against a competitor on the same land. |
| Lots | Drawn from lots Gold Peach Realty already lists, where the owner agrees in writing. You choose which ones you will build on. | Nobody is tied to a lot that does not suit the plans. |
| Plans | Three you have built before: a smaller, a mid-size and a larger plan, with one specification behind them. | Known costs and a schedule your crews have already run. |
| Price | You set the base price for each plan and the site cost for each lot. Every published price carries a good-through date. We propose sixty days. | You are never held to a price that costs have overtaken. |
| Buyer’s deposit | A builder deposit at contract, in the amount and on the terms in your construction contract. | Your pre-construction time is paid for from the first signature. |
| Closing | The buyer’s construction-to-permanent loan. The lot purchase and the construction loan close together, and the lot goes straight from the landowner to the buyer. | You never own or finance the land. The lender funds the build in draws. |
| Your contract | Your own construction contract, checked so that it and the lot purchase agreement depend on each other. | You keep the terms you know, and neither contract closes without the other. |
| Changes after the lock date | Not offered during the pilot. | Protects your schedule and your margin. |
| Commission | On the lot: paid by the landowner under the existing listing agreement. On the home: a builder-paid commission on the base price, written into a builder agreement before any listing goes live. | One written number, agreed before launch and disclosed to every party. |
| Site checks | Landowners supply the survey and soil report they already have. Anything missing is ordered only after the cost, and who pays it, is agreed in writing. You are not asked to pay to test land you do not own. | Test results stay with the land, so the cost belongs with the land. |
| Marketing | Gold Peach Realty and Hybrid Spec Homes pay for renderings, listings and advertising. You approve every rendering and every price before it is published. | Nothing goes out under your name that you have not seen. |
| Review and exit | A joint review at day ninety. Either side can stop taking new pairings on thirty days’ written notice. Homes already under contract are finished. | A small, bounded commitment for both of us. |
Scope
Small on purpose. Proposed, not final.
Enough homes to learn from, few enough that a mistake stays cheap.
Builder
One
A single builder, so the plans, prices and site method are consistent across every lot.
Plans
Three
Each already built at least once, with drawings and a specification sheet ready to show.
Lots
Three to five
Lots that pass the site check, close enough together that one crew can serve them.
Closing path
Buyer’s construction loan
The landowner is paid before the build, and you finance neither the land nor the construction.
First window
Ninety days
From signed agreements to live listings and first buyer conversations, then a review together.
Options
Three collections, short list
Three finish collections and a priced list of structural options. Nothing off-list during the pilot.
Proposed schedule
The first ninety days.
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Weeks 1 to 2
Agreements and plan package
We mark up the terms above together and each side reviews the agreements. You deliver three plans, base prices, the options list, the schedule and your warranty terms.
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Weeks 3 to 6
Lots and site checks
The brokerage signs the first landowners into the program. You walk each lot. Surveys, soil and septic, access and utilities are confirmed, and each lot gets a site-cost figure from you.
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Weeks 7 to 8
Pairing, pricing and presentation
Plans are matched to lots and each pairing is priced. Renderings, drawings and listing copy are prepared, then approved by you and the landowner.
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Weeks 9 to 12
Live listings
Pairings are listed and marketed. Buyers are qualified with a lender before they reach you. The first contracts are written.
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Day 90
Review together
We look at what was listed, who enquired, what was signed and what the numbers were, and decide whether to continue, change the terms or stop.
Safeguards
What could go wrong, and what is in place for it.
A buyer withdraws
Before closing, the pairing goes back on offer. No house has been started, so no one is left holding one. Deposits follow the signed agreements.
The site surprises us
The site check comes before the price. Your site-cost method is applied the same way on every lot, and each price has an expiry date.
Costs move
Prices are published with a good-through date and repriced on a set cycle. How cost changes after contract are handled is written into your construction contract.
The appraisal comes in low
Each pairing is priced against recent sales, and the appraiser receives the full plan and specification package. The contract says what happens if value and price differ.
The buyer cannot get a construction loan
Buyers speak with a construction lender before they reach you. Closing at completion on your financing is possible later, at your choice. It is not part of the pilot.
Someone is unsure who represents them
Agency relationships and all compensation are disclosed in writing before anyone signs. A buyer may bring their own agent.
Still open
The numbers only you can supply.
Everything else has a proposed answer above. These five need yours.
- Your three plans and what each costs you to build today.
- Your good-through period. Sixty days is our proposal. You know your suppliers.
- Your deposit at contract, and what it covers.
- The commission on the home, written down before the first listing.
- Your lenders. The construction lenders you have closed with and trust.
Next step
A two-hour working session.
Bring three plans and what each costs you to build. We bring the lots, the draft agreements and this term sheet. We leave with every line agreed, changed or struck.
Draft for discussion. This page is not an offer, a contract or a commitment by any party. The numbers of plans, lots and days, and every term in the table, are proposals. Terms bind only when they are in written agreements signed by the parties. Hybrid Spec Homes is an independent company and not a real estate brokerage. Brokerage services in the North Georgia pilot are provided by Gold Peach Realty.
Start a conversation
Bring a lot, a plan, or a question.
Gold Peach Realty is the brokerage for the North Georgia pilot. Call or write and say whether you build, own land, want a home, or run a brokerage.