Built-in margin between paper-lot pricing and finished-lot retail — plus optional 30-year owner-financing structure for buyers who prefer cash flow over a fast flip.
All-in: property acquisition, infrastructure (roads, water, electric), and county permits / fees.
60 lots × $165,000 average finished-lot value, sized to a typical Lockhart-area absorption pace.
≈ 20% gross profit at finished-lot exit — before any optionality on the 30-year note structure.
Figures reflect modeled assumptions; actual outcomes depend on market, financing, execution, and timing. See diligence package for the full underwriting model.
Pricing is broken out cleanly between land, infrastructure build-out, and county fees — making it straightforward for any underwriter to recreate the model.
| Paper-lot land cost (60 lots) | $5,388,529 |
| Per-lot equivalent | ~$89,809 |
| Subtotal | $5,388,529 |
| Road construction (Mills quote) | $2,087,671 |
| Water wells (Hazelett quote) | $460,000 |
| Electric (Bluebonnet will-serve) | $255,000 |
| County permit fees | $30,000 |
| Rollback taxes | $23,800 |
| Geotech (Capital Geotech) | $5,000 |
| Subtotal | $2,861,471 |
≈ $137,500 per finished lot, against a $165,000 modeled finished-lot retail.
Built for the four most common buyer profiles — and engineered so the same underlying asset delivers a sensible outcome for each.
A 60-lot pipeline you can absorb at a builder cadence — five to ten lots a month — backed by approved entitlements and quoted infrastructure.
Roughly $1.65M of built-in margin between an $8.25M all-in basis and a $9.9M finished-lot sell-out — with the highest-friction work (entitlements, utilities, civil scoping) already complete.
A clean, well-documented inventory you can list with confidence — and bring repeat buyers back to. Premium homestead lots give your team a true headline listing; the one-acre standard inventory gives you volume.
An optional 30-year owner-financing structure converts the asset into long-duration, real-estate-secured cash flow at a modeled 9.99% on the land notes, across up to sixty individual borrowers.
The asset also fits a small set of less-conventional buyers, where Seawillow's combination of size, entitlements, and Lockhart-area location is a meaningful advantage.
The same purchase price supports two very different outcomes. Switch between them below to see how the numbers change.
Buy the entitled tract, build infrastructure, and sell finished lots at retail to homeowners or builders.
$9,900,000 across 60 lots at ~$165,000 average finished-lot value.
$8,250,000, including land, infrastructure, and county fees.
≈ $1,650,000 (~20% gross). Per-lot profit ≈ $27,500.
Approved plat removes the entitlement risk that typically dominates a multi-year window.
Builders absorbing their own pipeline. Land flippers and developers underwriting a 12–24 month hold. Investors who prefer a clean, near-term exit.
Headline numbers
Sell finished lots with seller-financed land notes at 9.99%, 30-year, with low down payments — converting the asset into long-tail cash flow.
~$85,938 in combined land-note payments across 60 borrowers.
≈ $31,036,814 in cumulative note payments.
≈ $21,136,814 over the life of the notes.
Each note is secured by the underlying lot via deed of trust — a familiar Texas real-estate structure.
Family offices, wealth advisors, and long-duration investors who want yield, Texas real-estate collateral, and diversification across many small borrowers in a single transaction.
Headline numbers
All figures reflect adjustable assumptions in the underwriting model. Actual results depend on market conditions, financing, execution, borrower performance, and other factors. The financial model is shared with qualified buyers and their advisors.
We've structured Seawillow to be one of the easiest land transactions you'll close this year — with an organized data room and a single point of contact.
Tell us who you are and how you want to underwrite. We respond within one business day with a diligence package.
Plat, surveys, well report, utility letters, and the financial model — plus an in-person property tour for serious buyers.
We'll work with your counsel to land on terms — straight purchase, owner-financing, or a custom structure.
Title closes in Caldwell County. You step into an entitled, utility-ready tract with a documented infrastructure scope.
Tell us what your fund or business is solving for and we'll send a tailored summary the same day.