One platform that runs a community from raw land all the way to delivered lots - then keeps right on going, carrying those same lots through builder takedowns, home sales, and closings without ever leaving Pipsy.
Every other tool tracks the execution of a land deal. Pipsy is the system you actually underwrite and finance the deal in - and the only one where the finished product, platted sections and lots, flows directly into the same platform's home-sales, ARC, and contract modules. One parcel, one timeline, no re-keying between systems.
From sourcing to closed homes, every platted section runs on one continuous timeline - and it loops back: gap-out analysis on the vertical side tells the team when to start the next phase before lots run dry.
Underwrite
Know what the dirt is worth before you chase it. Model the deal, the capital stack, and the returns - then approve a pro forma that seeds the project budget automatically.
Deal Sourcing & Pipeline
A visual deal pipeline - Kanban by status - for every parcel you're chasing: APN, acreage, asking price, close probability, and target close date, backed by a broker and seller rolodex. Quick-underwrite any parcel before you commit.
Underwriting & Pro Forma
Build base, upside, and downside scenarios and compute Residual Land Value - what you can actually pay for the dirt - for an instant go/no-go against the ask. Get profit, margin, yield-on-cost, unlevered and levered IRR, and equity multiple off a month-by-month cash flow, plus a sensitivity grid across lot price, count, cost, rate, and absorption. Approve it and the project budget seeds automatically.
Capital Stack & Financing
Model the whole capital stack - acquisition and development loans, equity, mezzanine, seller notes, and lines of credit. Track draws, running balances, interest carry, and loan-to-cost / loan-to-value covenants with breach alerts. Carry feeds straight back into the levered pro forma.
Acquisition Structures
Option, rolling takedown, land-bank, and outright purchase structures - with an earnest-money deposit ladder (at-risk vs. refundable, go-hard dates) so you always know what's on the line.
Public Finance & Reimbursements
Track MUD, PID, TIF, and impact-fee-credit reimbursements - eligible cost, bond issuance, amounts received - and net land basis after reimbursements, all feeding the pro forma.
Portfolio & Program Views
Roll every deal into a portfolio grid with RLV and IRR columns, plus a program dashboard for capital at risk, stage distribution, schedule health, and a risk heat grid - with event-driven alerts for expiring deadlines, covenant breaches, and budget overruns.
Build
Run entitlements, engineering, and horizontal construction with real cost control - bids leveled, change orders tracked, bonds and draws managed, every milestone on the critical path.
Due Diligence
Stage-appropriate checklists - Phase I ESA, geotech, title, survey - with critical-item gating that blocks a stage from advancing until blockers clear, and a DD-deadline countdown that warns before the period expires.
Entitlements
Track every approval - preliminary and final plat, zoning, development agreement - with conditions of approval, hearing dates, and expiration tracking with extension logging. A lapsed tentative map can kill a deal, so the system watches the clock.
Engineering & Civil Plans
Manage civil plan sets through review rounds and approval stamps.
Permits & Fees
A permit register with jurisdiction, numbers, status, fees, and expiration scanning.
Budget & Cost Control
Development budgets with full cost control - Original → Approved Change Orders → Revised → Committed → Actual → Variance by category - and a change-order log whose approval workflow rolls cost and schedule impact into the revised budget.
Bidding & Bid Leveling
Issue bid packages, collect vendor bids, and level them on an apples-to-apples grid that flags scope gaps and shows the adjusted-low before you award - straight into the committed budget.
Construction Management
Construction scopes with contract values, AIA-style pay applications and draws with retainage, performance and subdivision bonds (post to release with exposure tracking), punch lists, and daily field logs with weather, crews, activities, and photos.
Schedule - Gantt & Critical Path
A milestone schedule with dependencies, baseline-vs-actual, critical-path highlighting, and percent-complete.
Phasing
Subdivide a parcel into phases - each with its own lot count, acreage, budget, bonds, milestones, status, and boundary - mapping 1:1 to a downstream platted section.
Risk Register
A likelihood × impact risk board with mitigation, owner, and dollars-at-risk, rolled up to the program dashboard.
Vendor & Builder Portal
Scoped logins for recurring builders and consultants, account-free magic-link access for one-off vendors to view a package and submit a bid, and a locked-down, horizontal-only Development Vendor login that exposes none of the sales side.
See the Whole Community
An interactive parcel map renders the boundary and each phase as a colored polygon by lifecycle status - delivered, under construction, planning, and more. Click any phase for its name, status, lot count, and acreage. It's the at-a-glance view of a community's journey from raw dirt to delivered lots.
Deliver & Go Vertical
Delivery isn't a handoff - it's a continuation. A delivered phase promotes into a real community and section right inside Pipsy, and the same platform keeps running the process as homes go vertical: lot contracts and takedowns with your builders, then home sales and closings to buyers. And because gap-out analysis watches absorption in real time, the timeline loops - Pipsy tells you when to start the next phase before you run out of lots.
Delivery → Vertical, In Place
When a phase delivers, it promotes into a real community and section and seeds actual lots - no export, no import. Pipsy keeps tracking them straight through vertical construction, home sales, and closings to buyers.
Lot Contracts & Builder Finance
The contracts and money between developer and builders run in the very same system - lot purchase agreements, takedown schedules, earnest money, lot releases, and payments - so every lot a builder commits to is followed from signed contract to closing, with no separate financial system to reconcile.
Gap-Out Analysis
Pipsy watches absorption on the vertical side and forecasts when each builder, lot type, or section will run dry - constantly signaling the development team when to start the next phase or section before lots run out.
Reporting & Exports
One-click project one-pager PDF - stage, budget health, next dates, RLV and IRR - plus Excel budget and draw exports for investors and partners.
The land-development side and the home-sales side are the same platform.
Other platforms just start at "delivered." Pipsy was already there for everything that came first - sourcing the dirt, underwriting the deal, running entitlements and horizontal construction - so when a phase finally delivers, its lots are born inside the same system instead of imported into a new one. And it doesn't stop there: delivered phases promote into real communities and sections and seed the lots, then the same platform runs the contracts, takedowns, and payments between you and your builders straight through vertical construction, sales, and closings, while gap-out analysis signals when to start the next phase. No export, no import, no second system - one continuous loop, from raw dirt to closed homes.
