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If you re not familiar with takedown schedules, I will explain them to you They re really quite simple Let s say that I m a developer and you are a builder As part of my routine, I normally won t sell lots in less than a 20-lot package My building lots sell for $60,000 each To buy all the lots at one time, you would need $1,200,000 Few builders can handle this type of up-front expense, and there are not many lenders who will take such a big gamble on a new subdivision This leaves me, the developer, with a problem I ve got 80 lots to sell, and I can t find builders who are
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flush enough to buy 20 at a time What am I going to do PRO In this situation, I m going to offer POINTER you a takedown schedule You will sign Takedown schedules are created frea contract that says you will purchase quently between builders and devel20 lots for $50,000 each I will get an opers They are about the only earnest-money deposit when the conpractical way for developers to make tract is signed The amount of the large sales consistently Builders like deposit might be $500 or less, but it using takedown schedules because could be much more It s whatever the they allow them to offer their custwo of us agree to Then you buy your tomers 20 lots, or whatever the first lot right away That leaves 19 lots to number, to choose from, even be purchased over some period of time though they may actually only own To determine how many lots you must one of the lots It s a win-win situabuy in a given period of time, we create tion for both the builder and the a takedown schedule You might buy developer one lot each month, or you might buy a new lot every time the lot you are building on at the present time is sold The takedown schedule might call for you to buy all the lots within a 12-month period regardless of when you buy which lots The options for terms in a takedown schedule are limited only by the agreements made between you and me Working with takedown schedules is good for both of us You get control of 20 lots with a minimal amount of out-of-pocket cash I get a commitment for 20 sales that I can show my banker This frees me up to keep working with a new line of credit I don t have to peddle my lots one at a time to the general public If you default, I keep the deposit money, maintain ownership of the unpurchased lots, and sue you for your lack of performance Assuming that the deal works out well, we both win You have control of exclusive lots that you can buy gradually, and I have sold a chunk of my subdivision Takedown schedules are created frequently between builders and developers They are about the only practical way for developers to make large sales consistently Builders like using takedown schedules because they allow them to offer their customers 20 lots, or whatever the number, to choose from, even though they may actually only own one of the lots It s a win-win situation for both the builder and the developer
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As I said earlier, there is risk to takedown schedules Since little money changes hands when a deal is struck, it s easy for builders to get greedy They may sign up for more lots than they can reasonably buy in a set period of time If a builder defaults, a developer is likely to attack with legal proceedings This is bad news for the builder, both from a public-image point of view and from a financial perspective You could go into a new subdivision with a great deal of optimism and secure 20 lots on a takedown schedule, only to find that the public is not enthralled with the housing development Depending upon the terms of your takedown schedule, you might have to buy a lot each month even though you are unable to sell the houses needed to fill them This can be a crushing blow There is a thin line between not committing to enough lots and making a commitment that will sink your building business Knowing what to do is part luck and part experience If you have enough experience and invest enough time in researching local demographics, you can create your own luck
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