Question 1

What is a Land & Home package?

Accepted Answer

A Land & Home package pairs a rural land parcel with a brand-new home
--- either factory-built or custom/semi-custom "built on your lot" home
from one of our preferred builder partners --- sold together as a single
transaction. TX Land & Home supplies the home (factory built) or
connects buyers with a preferred BOYL builder, and coordinates the site
work: foundation, well, septic, electric service, and driveway. The
result is a move-in-ready rural property that typically qualifies for
USDA, VA, FHA, or conventional financing, and is generally one of the
best-priced, fastest-available new construction options at this price
point.

Question 2

How is this different from buying land and building on my own?

Accepted Answer

Three things tend to stand out: price, speed, and financing. On the
factory-built side, our supply pricing is typically well below what an
individual can access independently because we have factory-direct
relationships and a lean cost structure. Construction on a factory-built
package generally runs around 90--120 days, versus 12--24 months for a
comparable site-built home. And because the home is on a code-compliant
permanent foundation that meets loan-program requirements, it qualifies
for USDA, VA, FHA, and conventional --- including the 0%-down programs
that are hard to access on rural new construction. On the BOYL side, we
bring vetted builder relationships in rural areas where finding a
skilled, insured, fairly-priced builder is otherwise difficult. Going it
alone means sourcing the home, managing all contractors, and arranging
financing yourself.

Question 3

How long does the whole process take?

Accepted Answer

For a factory-built package, the target is generally 90--120 days from
going under contract to move-in. Site prep and utilities typically start
the day land closes; the factory home arrives on-site around Days
36--42. For comparison, a site-built home in Texas often takes 12--24
months. One of the most common causes of delay is electric co-op service
--- that application can take 4--6 weeks or more, so we generally
encourage initiating it on Day 1 after closing. BOYL timelines are
longer (typically 6--14 months) since the home is built on-site from
scratch. All timelines are estimates and require project specific final
vetting.

Question 4

What does a Land & Home package cost?

Accepted Answer

Factory-built Land & Home packages typically list between $199,000 and
$280,000, depending on land cost, home model, and site conditions. BOYL
packages generally run higher --- often $400,000 and up --- because the
home is a full custom build. The biggest variables are land price, home
model, and site conditions (terrain, utility availability, access). The
AI pricing tool generates a property-specific estimate in a few minutes.
These are working estimates, not commitments --- final pricing depends
on contractor site assessment and final home selection.

Question 5

Who is a Land & Home package right for?

Accepted Answer

Buyers who want rural land with space, privacy, and affordability ---
especially those qualifying for USDA, VA, FHA, or conventional
financing. Factory-built is particularly strong for first-time buyers
who can't afford the 20--25% down typically required for raw land, and
for veterans using VA benefits. If a buyer wants a fully customizable
home with more design control and has more capital to deploy, our BOYL
(build-on-your-lot) program is the right fit. Both factory-built and
BOYL are core to our business --- they solve the same problem (turning a
piece of rural land into a financed, move-in-ready home) at different
price points, timelines, and for different customer requirements.

Question 6

I want to move faster than 90--120 days, what are my options?

Accepted Answer

The 90--120 day timeline (factory built) is generally one of the fastest
paths to new rural construction at this price point --- site-built
typically takes 12--24 months. For buyers who need housing sooner, a
short-term month-to-month rental while the package is completed is often
the best bridge. Buyers who take that approach frequently report being
happier in the long run --- they move into their new home without a hard
deadline forcing their decisions. These are estimates --- confirm timing
specifics with your GC or applicable contractors.

Question 7

How will I know if a Land & Home package works for my piece of land?

Accepted Answer

If you already own land, that's one of the exact scenarios TX Land &
Home is built for. Run the AI pricing tool with your property details
for a fast read on whether the numbers work, then submit your property
for a full assessment. The quick screen we typically use: confirm legal
road access, check that deed restrictions don't prohibit factory-built
homes (or route to BOYL if they do), verify the proposed build area is
outside any flood zone, and confirm reasonable delivery clearance for
the build site. Deed restrictions are a routing tool, not a deal-killer
--- we have options to support pretty much any property type!

Question 8

How do I find a property that works for a Land & Home package?

Accepted Answer

Focus on rural land listings: typically 0.5--20+ acres, outside city
limits, in USDA-eligible areas if you're targeting that program. Sites
with strong rural inventory include Lands.com, LandWatch, Land And Farm,
and Zillow filtered to Lots & Land. MLS-listed parcels also show on
Realtor.com. Once you have a candidate, we generally recommend a quick
check: legal access, deed restrictions, flood zone, acreage, and
delivery clearance. TX Land & Home can also connect you with one of our preferred real estate agents who specialize in rural Texas land.

Question 9

What makes a property qualify for a Land & Home package?

Accepted Answer

Five things we typically confirm: (1) Legal road access --- direct
frontage or a recorded easement. (2) Deed restrictions --- for
factory-built, the restrictions can't exclude factory-built or
manufactured homes; if they do, BOYL is generally still on the table.
(3) Flood plain --- the proposed build area should be outside any
designated flood zone. (4) Size --- generally 0.5+ acres, outside city
limits. (5) Delivery clearance --- for factory built, we look for
unobstructed clearance from the nearest paved road to the build site for
home transport. Specific access logistics route to the home transport
contractor or GC for final assessment.

Question 10

How do I check if a property is in a USDA-eligible area?

Accepted Answer

Use the USDA eligibility map --- enter the property address and it tells
you immediately whether the location qualifies geographically. Most
properties outside city limits qualify. You'll also need to meet
household income limits for your county, which a preferred lender will
verify during pre-qualification.

Question 11

What are the biggest things to watch for on a property?

Accepted Answer

A few items can complicate a deal: (1) Deed restrictions that explicitly
prohibit factory-built or modular homes --- though this generally routes
the property to our BOYL option rather than killing the deal. (2) No
legal road access to the parcel. (3) A flood plain that covers the
proposed home site or utility placement areas. (4) Narrow easement
access without enough clearance for home transport (factory built). Rock
and caliche can add cost but aren't automatic deal-killers --- they
typically need to be assessed before committing. For complex restriction
interpretation, we can help you understand the basics, but we encourage
engaging a land use attorney for the legal read.

Question 12

How do I check deed restrictions on a property?

Accepted Answer

Pull two documents from the county clerk's records: the original plat
and any Declaration of Covenants (CC&Rs). Common hard stops for factory
built: "site-built only," "stick-built only," or language excluding
homes with a chassis or axles. Typically fine: "no mobile homes" --- a
factory-built home on a code-compliant permanent foundation with axles
removed generally doesn't meet that legal definition. Unplatted rural
tracts often have no restrictions, but it's worth confirming. For
complex or ambiguous restriction language, we can help you understand
the basics, but we encourage engaging a land use attorney for definitive
interpretation. And remember --- deed restrictions are a routing tool:
they often point a property toward our BOYL offering rather than ruling
it out entirely.

Question 13

How do I check if a property is in a flood plain?

Accepted Answer

Use the FEMA Flood Map Service Center. Enter the address and check the
flood zone overlay on the parcel. A flood zone on part of a larger tract
isn't automatically disqualifying --- the key question is whether it
affects the proposed home site, driveway, or utility areas. If those
zones are outside the flood area, the deal can typically move forward.
We generally encourage documenting this before proceeding.

Question 14

I found a property I like, what's the next step?

Accepted Answer

Run it through our budget builder first. Enter basic site details ---
county, acreage, terrain, utility status --- and get a line-item cost
estimate and likely "all in" estimated price. If the numbers look good,
it's time to ensure you qualify for the needed financing. Talk to your
lender, or we can connect you with one of our preferred lenders. After
that, your agent can help you submit an offer on the land. We will help
build the full final budget, and move toward closing and construction
start.

Question 15

What properties do you have available right now?

Accepted Answer

TX Land & Home doesn't typically own or list land --- we build Land &
Home packages on top of land that agents and sellers bring to us. To
find qualifying rural land, common starting points are Lands.com,
LandWatch, Land And Farm, and Zillow filtered to Lots & Land. TX Land &
Home can also connect you with a preferred agent who specializes in
rural Texas land.

Question 16

Do you work with properties that have an HOA?

Accepted Answer

It depends on what the HOA's deed restrictions say. If the CC&Rs
prohibit factory-built homes, the factory-built package won't work ---
but the BOYL program generally will! If the HOA allows factory-built
homes on permanent foundations, or has no construction-type restriction,
the factory-built package works as normal. HOAs with Architectural
Control Committees (ACCs) typically require design review before
committing. We generally encourage pulling the CC&Rs from the county
clerk before assuming either way. For complex HOA restriction
interpretation, we encourage engaging a land use attorney.

Question 17

What does a factory-built home look like?

Accepted Answer

Modern, clean, and generally comparable to standard site-built
construction --- not what most people picture when they hear
"manufactured home." Open floor plans, full-size kitchens, and standard
fixtures and finishes are typical. Entry-tier homes start around 1,264
sq ft; premium options can run up to roughly 3,180 sq ft with upgraded
finishes. Manufacturer plan and model names appear on the listing as
identifiers for the specific home (factory built).

Question 18

Can I see the home before committing to buy?

Accepted Answer

The home (factory built) is generally built specifically for your lot
--- that's part of how the pricing stays accessible for USDA, VA, and
FHA financing. What you can typically do today: walk the land in person,
review the exact floor plan and renderings for the selected model, and
ask about Matterport walkthroughs of completed projects. Most buyers
make their decision based on the land location and the floor plan. (On
the BOYL side, builders often have model homes or completed projects
that can be toured --- ask about availability when reviewing floor plans
& getting matched with a builder.)

Question 19

When can I visit the property during construction?

Accepted Answer

You can typically walk the land at any time. For the active construction
site (factory built), we generally recommend waiting until the home has
been delivered and leveled --- typically around Days 36--55. Before
that, active earthwork and foundation work create safety considerations.
Once the home is set, you can schedule a visit. The formal buyer
walkthrough typically happens around Day 90, just before closing. These
are estimates --- confirm specifics with your GC or applicable
contractors.

Question 20

What floor plan options are available?

Accepted Answer

Common factory-built configurations: 3/2 from around 1,264 sq ft, 4/2
from around 1,475 sq ft, and larger 4/2 plans around 2,305 sq ft.
Premium options can range from roughly 1,534 to 3,180 sq ft with
upgraded finishes. On the BOYL side, our preferred builder partners
typically have pre-designed plans as starting points (which reduces cost
and timeline vs. designing from scratch) --- and full design flexibility
is available if you want a fully customizable plan. The right model
often depends on what comparable homes are selling for in your area; the
AI pricing tool helps identify the best fit.

Question 21

Can I customize or upgrade the home?

Accepted Answer

On factory built, upgrade selections typically happen during
construction (around Days 55--88 while exterior and trim work is
underway). Common upgrades include flooring, cabinets, deck size, and
skirting material. Fully customizable floor plans aren't generally
available on the factory-built path. If you want full customization, our
BOYL program connects you with rural builder specialists who can deliver
a fully customizable home. These are estimates --- confirm scope and
timing with your GC or applicable contractors.

Question 22

What does the home cost by itself?

Accepted Answer

Entry-tier factory-built 3/2 and 4/2 homes typically run in the
$60,000--$85,000 range; premium factory-built options can range up to
roughly $200,000+ for the largest, most upgraded plans. The cost
advantage over site-built construction (typically $160--$200+ per sq
ft in Texas) comes from our factory-direct relationships and lean cost
structure, which the public can't generally access independently. BOYL
home costs vary widely based on plan, finish level, and builder ---
pricing is provided by the builder during the matching process.

Question 23

What is the Build-On-Your-Lot (BOYL) program?

Accepted Answer

BOYL is TX Land & Home's path for buyers who want a fully customizable,
site-built home --- or for listings where deed restrictions require
site-built construction. We create a Land & Home MLS listing to generate
buyer leads, then coordinate site evaluation, utility planning, loan
structuring, and project budgeting before connecting buyers with our
preferred BOYL builder partners. BOYL is a full pillar of our business,
co-equal to the factory-built path --- both solve the same problem at
different price points and timelines.

Question 24

How does BOYL compare to a factory-built package?

Accepted Answer

Factory-built: typically lower total cost, 90--120 day timeline, USDA/VA
0%-down programs available, more limited design customization. BOYL:
typically higher total cost, 6--14 month timeline, primarily
conventional and VA construction financing, full design customization.
Factory-built is often the right path for budget-conscious or first-time
buyers; BOYL serves buyers who want more design control, larger square
footage, or whose property has restrictions requiring site-built
construction. Both are core offerings --- neither is secondary.

Question 25

Can you sell me a home without land?

Accepted Answer

Yes we can! If you already own land or are purchasing land separately,
TX Land & Home can supply a home for placement on it (factory built).
The financing structure is worked out with one of our preferred lenders
based on your specific situation. One useful note: if you have equity in
your land, that equity can often help cover the down payment and setup
costs!

Question 26

What financing options are available?

Accepted Answer

Land & Home packages are generally structured to qualify for the full
range of financing: USDA Rural Development (often 0% down in eligible
rural areas), VA (0% down for qualifying veterans), FHA (typically 3.5%
down, broad eligibility), and conventional. The same loan programs apply
to both factory-built and BOYL --- we use Land & Home package
construction-to-perm framing on both paths. Most buyers aim for USDA or
VA to take advantage of 0% down where they qualify.

Question 27

Do I qualify for USDA financing?

Accepted Answer

USDA typically requires three things: (1) the property is in a
USDA-eligible rural area, (2) your household income is at or below 115%
of the area median for your county, and (3) generally a credit score
around 640+. Check the property address on the USDA map first. If it
qualifies geographically, a preferred lender can confirm your income
eligibility quickly.

Question 28

What are the USDA income limits?

Accepted Answer

USDA limits are typically set at 115% of area median income for your
county and household size, updated annually. A preferred lender can
confirm the current limit for your county. Limits are often higher than
most people expect. If your income is above the limit, VA or FHA is
generally the right alternative.

Question 29

Do I qualify for VA financing?

Accepted Answer

VA generally requires qualifying military service, a valid Certificate
of Eligibility (COE), available VA entitlement, and a credit score that
often runs in the 580--620+ range depending on lender. VA typically
offers 0% down with no mortgage insurance. A preferred lender can pull
your COE and confirm entitlement quickly with your service
documentation.

Question 30

Can I use FHA financing for a Land & Home package?

Accepted Answer

Generally yes. FHA typically requires 3.5% down (10% if credit score is
500--579) and has no income limit, making it one of the more accessible
fallback options when USDA or VA isn't available. It's often the right
path when the property is outside USDA's eligible area or when household
income exceeds USDA limits.

Question 31

Who are the preferred lenders for this type of transaction?

Accepted Answer

TX Land & Home maintains a current list of lenders who understand Land &
Home package construction-to-perm transactions well. Because Land & Home
homes are placed on code-compliant permanent foundations that meet
loan-program requirements, they're treated as real property --- but
lenders still need familiarity with one-close and two-close
construction-to-permanent mortgages. Contact us to be connected with the
right preferred lender for your situation.

Question 32

Can I use my own lender?

Accepted Answer

Generally yes. Because Land & Home homes are placed on code-compliant
permanent foundations that meet loan-program requirements, the home is
treated as real property, and most standard loan products apply. If you
have an existing lender, we encourage confirming they're familiar with
one-close and two-close construction-to-permanent mortgages, and
comfortable with the draw process. That conversation is worth having
before you get too far into the transaction.

Question 33

What makes a lender qualified for this transaction?

Accepted Answer

One of the main things is familiarity with Land & Home package
construction-to-perm mortgages --- both one-close and two-close
structures. Because Land & Home homes are placed on code-compliant
permanent foundations that meet loan-program requirements, they qualify
as real property, which allows standard loan products to apply. Beyond
that, the lender should be comfortable managing the draw schedule, GC
approval process, and the conversion from construction loan to permanent
mortgage.

Question 34

What's the difference between a one-time close and two-time close?

Accepted Answer

One-time close (typically used with USDA, VA, FHA): land and home close
in a single transaction. The permanent loan converts at construction
completion --- no interim financing exposure. Generally preferred for
most buyers. Two-time close (typically used with conventional): land
closes first, then a separate permanent mortgage closes when
construction is complete. The buyer carries the land loan during the
construction window. We typically use the two-close path when the buyer
doesn't qualify for USDA/VA/FHA, is purchasing land first, or prefers
conventional terms. Obviously confirm all details with your specific
lender as each purchase scenario is unique.

Question 35

What if I can't qualify for a traditional mortgage?

Accepted Answer

Before assuming you can't qualify, we encourage talking to a preferred
lender first. USDA, VA, and FHA all have more flexible requirements than
conventional financing, and many buyers who've been turned down
elsewhere qualify under one of these programs. If a preferred lender
reviews your situation and traditional financing still isn't available,
TX Land & Home can work with you case-by-case to explore options
structured around your specific scenario.

Question 36

Do you offer seller financing or in-house financing?

Accepted Answer

In situations where traditional financing doesn't work, TX Land & Home
can explore building a custom structure around the specific situation.
The process starts with a preferred lender review --- many buyers who
think they can't qualify actually can under USDA, VA, or FHA. If that
conversation doesn't open a path, we work through the options case by
case. There's no single in-house program; it's built around what the
buyer needs.

Question 37

I have bad credit, can I still buy a Land & Home package?

Accepted Answer

Possibly --- and it's worth finding out before assuming no. FHA
financing can typically go down to a 500 credit score with 10% down.
USDA generally requires around 640. VA varies by lender. We generally
encourage starting with a preferred lender conversation --- they know
these programs and may have options a standard bank wouldn't offer. If
credit is still a barrier after that, we can discuss whether a custom
structure makes sense.

Question 38

What does the in-house financing process look like?

Accepted Answer

Every situation is different, so there's no single template. The process
starts the same way: a preferred lender review to see whether any
standard program works. If not, TX Land & Home looks at the full picture
--- income, assets, the specific property, and the package cost --- and
works to structure something that fits the situation. The lender
conversation is generally the right first step in either case.

Question 39

What if I'm self-employed or have irregular income?

Accepted Answer

Self-employment and non-W2 income are handled differently across loan
programs, and some preferred lenders have experience with bank statement
loans and alternative income documentation. This is often less of a
barrier than buyers expect. We generally encourage starting with a
preferred lender conversation before assuming it's a problem.

Question 40

What if I have a bankruptcy or foreclosure in my history?

Accepted Answer

Waiting periods after bankruptcy or foreclosure vary by loan program ---
FHA, USDA, and VA each have different rules, and some preferred lenders
have more flexibility than others. The answer typically depends on the
specifics of your situation. A preferred lender conversation is
generally the right first step. If traditional financing is still off
the table after that, TX Land & Home can discuss what other options
might exist.

Question 41

What does site development typically cost?

Accepted Answer

Site development --- everything except the home and land --- typically
runs from around $25,000 on a simple site to $160,000+ on a complex
one. Generally the average is somewhere around $75,000 to $105,000.
The biggest variables are foundation type, well depth, septic system
type, electric service distance, driveway scope, and clearing/grading
needs. Our budget tool walks through site conditions and produces a
range estimate based on contractor and builder data. These are working
estimates --- final pricing depends on contractor site assessment.

Question 42

What site work is included in the package?

Accepted Answer

For factory built, the package includes: code-compliant permanent
foundation (that meets loan-program requirements), well installation,
septic system, electric service, driveway, clearing and grading, home
transport, home setup (blocking, leveling, skirting), HVAC, survey, and
permits. Standard front deck and rear stairs are typically included.
Optional add-ons can include larger deck, carport, upgraded skirting,
and additional land clearing (add-ons are factory-built only). BOYL
builders handle their own scope and add-ons as part of the build
contract.

Question 43

What are the biggest cost variables?

Accepted Answer

In rough order of variance: (1) Rock and caliche --- typically can't be
confirmed without a site visit. (2) Electric service distance --- long
runs from the nearest co-op line drive cost up materially. (3) Well
depth --- deep wells add cost over standard. (4) Steep terrain --- can
combine with rock to add significantly. For any flagged item, we
generally encourage using the high-end of the estimate range for
go/no-go analysis. These are working estimates --- confirm with the
appropriate contractor.

Question 44

What does rock or caliche add to the cost?

Accepted Answer

Surface rock typically adds a modest amount. A significant limestone
shelf or caliche layer can add materially more, and it's one of the
highest-variance items in any estimate. It generally can't be confirmed
from photos alone --- we typically flag it for on-site verification and
use the high-end of the range until confirmed.

Question 45

What if utilities already exist on the property?

Accepted Answer

Existing utilities typically reduce costs meaningfully. An existing
working well, septic system, or electric service at the site each save
the corresponding installation costs. Enter your utility status in the
pricing tool and the estimate will automatically reflect those savings.
Always good to verify with a site visit before locking in numbers.

Question 46

How do I create the Land & Home MLS listing?

Accepted Answer

List as Single Family Residential with status New Construction or To Be
Built --- not Lots/Land. The list price is the full package (land + home
+ site prep). Attach manufacturer floor plans from the Launch Kit
(factory built) or builder floor plans for BOYL --- this generally
satisfies the building plan requirement on Texas MLS platforms. Keep
your land listing active alongside it. TX Land & Home provides a
ready-to-paste listing description template in the Launch Kit.

Question 47

Do I cancel my land listing when I add the Land & Home listing?

Accepted Answer

No --- both listings typically run simultaneously on the same parcel.
The land-only listing stays active for buyers who want raw land. The
Land & Home listing opens the property to the home-buyer market.
Canceling the land listing is generally unnecessary and limits the
seller's options.

Question 48

What photos do I use if the home doesn't exist yet?

Accepted Answer

Use manufacturer renderings of the selected home model (factory built)
or builder renderings (BOYL), clearly labeled as renderings in the
listing. Photos of the actual land parcel are encouraged. We generally
encourage not using photos from a different completed site without clear
disclosure. The listing description should state that this is new
construction and the home does not yet exist on the lot. This approach
is consistent with how custom, semi-custom, and tract builders pre-sell
homes nationally.

Question 49

What if MLS compliance questions my listing?

Accepted Answer

Direct them to the MLS's own Policies and Procedures. The major Texas
MLS platforms generally permit New Construction / To Be Built listings
at the full package price with a building plan attached. A manufacturer
floor plan typically satisfies that requirement; no permit is usually
required before going live. Christopher Gill or the appropriate team
member is available to speak with compliance teams directly if needed.

Question 50

What do I put in showing instructions?

Accepted Answer

Generally set showing instruction to "Go & Show" if possible. Include a
note that the land is accessible for drive-by and walking but the home
is not yet constructed (factory built). Reference ShowingTime or your
MLS system. Responsiveness at this stage typically affects whether a
buyer stays engaged, so we encourage responding to showing requests
quickly.

Question 51

"Can we see the home before buying?" --- how do I answer this?

Accepted Answer

The home (factory built) is generally built specifically for the buyer
--- that's part of how the pricing stays accessible for USDA, VA, and
FHA financing. What buyers can typically do today: walk the land, review
the exact floor plan and renderings for this listing, and ask about
Matterport walkthroughs of completed projects. New factory-built
construction generally has cleaner finishes than most resale options at
this price point. Most buyers make their decision on the land and floor
plan.

On BOYL, builders often have model homes or completed projects available
to tour --- ask about availability when the buyer is matched with a
builder.

Question 52

What happens after a buyer goes under contract?

Accepted Answer

Notify TX Land & Home of contract execution and confirm loan type and
lender pre-approval. On factory built, the loan closes before homes are
ordered --- the first draw goes to pay for the land, and to cover the
factory-built home costs. We will also be sending contractor introduction emails and begin assembling the bid summary for the
construction & draw schedules. From there, the GC manages construction.

On BOYL, the builder runs the construction process; there's no
home-ordering step. Your role as listing agent: help keep the
transaction running smoothly through the land close. If you're
representing the buyer: keep the buyer informed as the process moves
forward, respond to milestone updates, and help support all closing
timelines.

Question 53

When does TX Land & Home place the home order?

Accepted Answer

On factory built, the home order is typically placed at or shortly after
closing --- the first draw from closing funds the home purchase.
Confirming loan type and lender approvals is essential to take place
before close. Once the factory order is placed the home cost is
committed.

BOYL works differently --- the builder runs ordering and procurement as
part of their build contract.

Question 54

What if the deal falls through after the home is ordered?

Accepted Answer

Home orders aren't placed until the contract closes. This helps protect against this exact scenario.

Question 55

What contract form do I use?

Accepted Answer

Generally the standard TREC One to Four Family Residential Contract or
TREC New Home Contract (Incomplete Construction), depending on
transaction structure. The listing agent selects the appropriate form;
TX Land & Home doesn't provide contract forms.

Question 56

What is the construction timeline, phase by phase?

Accepted Answer

For a factory-built package, a typical sequence: Days 1--14: site prep
and access. Days 1--21: utility applications --- well, septic permit,
and electric co-op service (we generally encourage starting Day 1). Days
7--36: foundation. Days 36--55: home delivery and placement. Days
55--88: exterior completion and trim-out. Days 75--80: pre-completion
appraisal. Days 85--90: county final inspection, buyer walkthrough, and
closing. BOYL timelines are longer and milestone-driven by the builder.
These are estimates --- every project is unique; confirm specifics with
your GC or applicable contractors.

Question 57

What do I tell my buyer during construction?

Accepted Answer

For factory built: Days 1--14, site prep underway, no buyer site visits
yet. Days 1--21, utilities in process --- electric service lead time is
normal and typically doesn't push close if everything stays on track.
Days 36--42, home delivery; buyer can schedule a site visit once the
home is leveled. Days 55--88, exterior and trim-out, buyer can select
upgrade items. Days 85--90, final inspection and walkthrough before
closing.

For BOYL, the builder typically provides milestone updates on their
schedule. These are estimates --- confirm specifics with the GC or
builder.

Question 58

What are the most common causes of construction delays?

Accepted Answer

A few common ones: (1) Electric co-op service --- applications often
take 4--6 weeks or more and we generally encourage initiating them on
Day 1 of closing. (2) Septic permits --- can take 2--4 weeks in some
counties; we encourage starting immediately. (3) Well drilling
scheduling --- can take 2--4 weeks. Most of these are avoidable if
utility applications are initiated the day land closes. These are
estimates --- confirm specifics with your GC or applicable contractors.

Question 59

What does TX Land & Home actually do?

Accepted Answer

We do seven things: (1) help create full home & land package budgets,
(2) supply factory-built or modular homes, (3) supply BOYL builder
connections and floor plans, (4) supply land development and utility
development contractors, (5) help connect buyers and sellers with real
estate agents specialized in rural land sales and development, (6) help
connect buyers with lenders and lending products designed for land
development and home construction, and (7) provide after-closing
resources and contacts to make moving and ownership easy. TX Land & Home
is a home supplier, listing optimization, and construction coordination
service --- not a GC, not a co-listing agent, and not a buyer's or
seller's representative.

Question 60

Who manages construction?

Accepted Answer

The licensed General Contractor manages construction on factory built
--- overseeing trades, managing the lender draw process, and handling
site logistics. On BOYL, the builder runs construction directly. TX Land
& Home coordinates contractor introductions and bid assembly but doesn't
direct construction trades. The GC or builder runs the job once land
closes.

Question 61

Does TX Land & Home hold a co-list position on my listing?

Accepted Answer

No. The listing is created under the agent's license, in the agent's MLS
account. TX Land & Home holds no co-list position and no co-broker
conflict. The agent manages the buyer relationship from first inquiry
through closing. TX Land & Home operates as a home supplier, listing
optimization, and construction coordination service in the background.

Question 62

How does TX Land & Home get paid?

Accepted Answer

TX Land & Home's compensation comes from two main streams: (1) on
factory built, we earn on the home supply through factory-direct pricing
relationships (smaller than any other retailer's structure because we
don't carry showrooms, inventory overhead, or heavy marketing), and (2)
marketing and referral relationships with our preferred contractors and
builders, where the volume relationships still deliver pricing buyers
can't generally beat elsewhere. On BOYL specifically, we're compensated
through the Admin & Closing Costs split. All compensation streams are
disclosed in writing on every listing. No upfront cost to the agent,
seller, or buyer before closing.

Question 63

What does the listing agent do vs. TX Land & Home?

Accepted Answer

Listing agent: creates and manages the MLS listing, handles buyer
showings and questions, manages the purchase contract, communicates with
the buyer through construction, and closes the transaction. TX Land &
Home: supplies the home (factory built) or connects the buyer with a
preferred BOYL builder, provides pricing tools and the Launch Kit,
coordinates contractor introductions post-contract, and supports
construction milestones. The agent owns the transaction.

Question 64

What's in the Launch Kit?

Accepted Answer

The Launch Kit is available directly from our website
(txlandhome.com/sell (https://txlandhome.com/sell)), and is
embedded in our "listing creation" tool. Our pricing tool helps you
build a budget with your specific property details, gives you access
to our floor plan library and home spec sheets, a ready-to-paste MLS
listing description template, a "Things to Confirm" checklist specific
to your property, and preferred lender contacts for your market.

Every question buyers ask about Land & Home.