For builders in Lee & Charlotte counties
Most lenders walk into a builder’s office selling rates. I walk in with a one-page analysis of the spec that’s been sitting the longest.
It compares what it costs you to keep carrying that house, what a price reduction costs you, and what a currently available financing incentive costs, priced for that specific address, on that day’s product matrix. Sometimes the price cut wins, and I’ll tell you so.
Local spec and custom builders in Lee and Charlotte counties, roughly five to fifty starts a year, without a captive mortgage arm. If you already have a lender in-house, this isn’t for you and I won’t waste your time pretending otherwise.
Three paths, side by side, on one page:
Then the part these conversations usually skip. Each path gets converted into days of carrying cost, which turns the whole decision into one straight question: how much faster would the more expensive path have to reach contract to be worth the difference?
I don’t answer that question. You know your buyer traffic and I don’t. I put the number on the table.
I’m not asking to be your preferred lender. I’m not asking for your buyers. Your buyers choose their own lender, full stop, and that’s in writing on everything I hand you.
I’m asking for one address.
A closing-cost credit and a rate buydown can cost you the same money and solve completely different problems. Which one fits depends on the buyer you’re trying to reach, not on which one is fashionable this quarter.
| The move | What it changes for the buyer | Who it helps |
|---|---|---|
| Price reduction | Lowers the purchase price, and the recorded comp on your street | A buyer constrained by the appraisal or the total price |
| Closing cost credit | Reduces the cash they need at the table | A buyer with the income but short on cash to close |
| Rate buydown | Reduces their payment in the early years | A buyer whose obstacle is the monthly payment |
Two things people get wrong about buydowns, and they matter: the buyer still has to qualify at the note rate, not the reduced one. And the later years are real payments, disclosed in writing before anyone signs anything.
There’s also a cap on what you can contribute, and it moves with the buyer’s down payment. That gets verified against current guidelines on every single analysis, never assumed from the last one.
A weekly pipeline note to your team on every buyer of yours in my file. Payment translation for your sales staff so they aren’t guessing on the floor. Reachable on a Saturday.
It’s inactive and it stays that way. I don’t list, show, or represent. On your houses I’m the lender and only the lender, and I never work both sides of a transaction.
No charge, no obligation, and you keep the analysis either way.
Paste the property address in the message box and choose Builder under “I am a”.
Your buyers choose their own lender. Always. The analysis is provided at no cost and with no obligation. Not a commitment to lend. All loans subject to underwriting approval on a complete file.
