Spec home development · Teton Valley, Idaho

We partner on the land. We build the home. We share the outcome.

Landowners put a lot in instead of selling it. Capital partners fund the build. We run design, permitting, construction and the sale — and everyone gets paid at closing.

I own land here I want to fund a build
Elev. 6,200 ft · 43.6°N 111.1°W

Two ways in

A lot and a check are the only two things
we don't already have.

Design, permitting, construction management and the listing are in house. What we look for from the outside is land in the right place and capital that wants to sit behind a real asset.

Landowners

You've been holding a lot in Victor, Driggs or Teton Springs and watching it appreciate slowly. Contributing it to a build turns it into a finished home without you writing a check or managing a contractor.

  • You bringA buildable lot, free and clear
  • You keepAn agreed share of the profit at closing
  • You avoidCapital gains on an outright lot sale, construction risk, and the day-to-day
  • TimelineWe typically break ground about four months after closing
Talk about your lot →

Capital partners

We build in cash rather than on construction debt. That means faster closes on land, better leverage with subs, and no interest clock running while the framing goes up. The tradeoff is we need partners instead of a bank.

  • You bringCommitted capital per project or across a portfolio
  • You getA preferred return plus equity in the upside
  • SecurityYour position is tied to a specific, deeded property
  • ReportingDraw schedules, site progress and budget-to-actual every month
Request the offering →

Selected work

Sold, and under construction.

Homes this team has carried — and is carrying — from raw lot toward closing across Teton Valley.

01
53 Warm Creek Lane
Teton Springs · Victor, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Sold
02
681 Lucia Lane
Victor, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Under construction
03
88 Hastings Drive
Victor, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Under construction
04
475 Silver Fox
Driggs, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Under construction
05
6192 Peregrine Drive
Teton Valley, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Under construction
06
5441 Painted Pony
Teton Valley, ID
± 4,000 sq ft · 5 bd / 5.5 ba
Under construction
Hero photo — 16:7Best finished exterior you have. Dusk, lights on, Tetons behind it.
Interior — 3:2Great room or kitchen, natural light
Detail — 3:2Material close-up: stone, steel, timber
Aerial — 3:2Drone shot showing the lot and the valley

How a project runs

Land in, keys out.

Five phases. Partners see the same schedule we do, start to finish.

Phase 01 · Terms

We agree on the split before anything moves

Lot review, a build concept sized to the site, and a written partnership agreement covering contribution, distribution and timeline.

Phase 02 · Design

Plans drawn for what actually sells here

Architecture, engineering and selections tuned to what Teton Valley buyers pay for — not a plan pulled off a shelf.

Phase 03 · Permit

County, HOA and utilities cleared

We carry the entitlement work, the HOA design review and the utility coordination. Partners don't sit in those meetings.

Phase 04 · Build

Construction managed in house

Our own construction arm runs the job, so schedule and budget stay under one roof. Monthly progress and budget-to-actual go out to every partner.

Phase 05 · Sale

Listed, sold, distributed

Staging, marketing and the listing are ours. Proceeds are distributed per the agreement at closing.

Why the west slope

We only build where we live.

Teton Valley sits over the pass from Jackson with the same mountains and a fraction of the price. Buyers who priced out of Wyoming keep landing here, and the supply of well-built, finished homes hasn't caught up.

  • Victor, Driggs and Teton Springs — the only markets we work in
  • Relationships with the subs, the county and the brokers, built over 10+ years
  • Construction held in house rather than bid out to a third-party GC
  • Every partner gets the same monthly reporting we run the business on
Portrait photo — 4:5You on site, hard hat, framing behind you. Real beats stock.

Start a conversation

Bring us a lot or bring us capital.

Tell us the parcel or the size of the commitment and we'll come back with a concept, a schedule and a proposed split. No obligation, and we'll tell you straight if the site doesn't pencil.