LotTrust is the lot contracts system hundreds of communities have run for years, now one ledger for every contract, takedown, fee, closing, and land bank facility.
Every dollar tied to a lot lives here: the contract and its escalators, the takedown schedule and its approvals, the option fees and carry on a land bank facility, and the closing that ends it. One ledger, so "how much capital do we have at risk right now" has a single answer.
600+
communities powered
Capital Portfolio
Every deal and every dollar, one view
Capital committed
$214.6M
Deployed
$128.3M
Capital at risk
$9.4M
hardened earnest + uncredited option fees
Available
$86.3M
Capital at risk - book split
Intercompany exposure is reported separately - profit on your own book is not real at group level.
Positions
Needs attention
The debt, JV equity, and development side lives in Land Development
Lot Contracts
You build a contract with each builder - the base pricing, escalators, fees, earnest terms, and takedown schedule that govern the whole relationship - and it runs from the signed agreement all the way to closing.
Configurable Contract Fields
Define the fields, fee columns, and document types you track, per community.
Builder Finance Entities
Assign each contract to the right builder finance entity for clean reporting and closings.
Fee Structures
First-class support for the fee patterns common across master-planned communities, per lot type, per section, per instruction, with reusable presets you can scope to specific sections or properties instead of stamping every lot.
Earnest Money Terms
Refundable vs non-refundable, interest-bearing, review periods, and apply-to-last handling, tracked per contract.
Financial-Terms & Escalator Notes
Free-text financial-terms and escalator notes ride on every contract, so the nuance never lives in someone's inbox.
HUD Docs & Closing Files
Upload, store, and retrieve every closing document by lot or by contract.
Escalator modes, per contract
| None | Fixed takedown price - no escalation. |
| Flat | A fixed percentage step-up from the escalator anchor. |
| Prime + spread | Prime-rate history plus your spread, with a floor and correct day counts. |
| Compound | Monthly compounding, computed to the cent. |
Developer and builder, one system
LotTrust runs from both directions. You manage the whole book; a builder logs into builder mode and the same deals flip to their side of the table: their contracts, their obligations, their schedule.
Developer
Your view“Who owes us a takedown, and what is our capital at risk?”
- → Every builder, contract, and facility in one book.
- → The takedown approval queue: review, approve, and fund.
- → Capital at risk and carry across the whole portfolio.
- → Escalations, fees, and closings for every lot.
Builder mode
Flipped“What do I owe, and when?”
- → Only their own contracts and lots, nothing else.
- → Their takedown schedule with ahead/behind status.
- → Their fees, earnest, and upcoming obligations.
- → Request the next takedown straight to the developer.
Same ledger, same numbers. It just depends on which side of the table you sit.
Takedowns & Approvals
A builder submits a takedown request from builder mode, and it routes to you to review, approve, and fund. The back-and-forth that lived in email becomes a first-class workflow with a full audit trail.
The approval workflow
Branches: rejected (with a reason), cancelled, and unfund. Every transition writes an audit event and notifies the right people.
Approval queue
| Request | Builder | Lots | Value | Waiting | Status |
|---|---|---|---|---|---|
| TR-2026-0431 | Newton Homes | 8 | $792,400 | 5d | Requested |
| TR-2026-0428 | Davidson Homes | 14 | $1,399,692 | 2d | Under review |
| TR-2026-0419 | Ashton Woods | 10 | $1,004,800 | - | Approved |
| TR-2026-0425 | Stepan Homes | 6 | $618,300 | - | Funded |
Takedown Request
TR-2026-0428
Davidson Homes · Phase 2
Under reviewLots requested (14)
Estimated takedown value
Submitted by
Sarah Mattson · Davidson Sales Manager
Apr 28
Builder Mode
Each builder's sales manager gets their own mode - their contracts, their takedown schedule with ahead/behind status, and a structured way to request the next takedown. What they owe and when, always current.
Takedown Schedules
Per-builder schedules with ahead/behind status against contracted dates, footer totals across the whole project, and a compliance banner that flags each takedown as due soon, overdue, or awaiting instruction. Dates can be set as days after substantial completion.
Per-Lot Takedown Pricing
Each lot resolves base price (by lot type, or lot type and section) plus premium plus escalation, automatically.
Earnest Money
Deposits tracked per builder, per contract, per lot - applied at closing, refunded on cancellation.
Automatic Escalations
Prime adjustments, flat step-ups, and compound interest apply from each contract to every takedown price. No one re-runs the math.
First-Lien Coordination
Lender payoff, partial-release language, and release pricing ride on every developer lot.
Takedown Reminders
Opt-in reminders email builders when their next scheduled takedown is due, listing the remaining lots.
Timeline & Discussion
Every request, approval, funding, and cancellation writes an append-only event, merged with your team's comments into one chronological timeline. @mention a colleague to loop them in by email.
Facilities & Capital Partners
Option and land-bank lots, carry the capital while they're held, and let an outside investor watch their own position - all on the same lot contracts.
Land Bank Facility
ActiveDavidson Homes · Castle Hills Ph. 3
Option · third-party
Capital at risk
$1.24M
Carry accrued
$86,400
Lots
32/148
Deposit ladder
| Option fee | paid Mar 3 | $420,000 | credited |
| Earnest #1 | paid Mar 3 | $250,000 | at-risk |
| Earnest #2 | due Jun 30 | $250,000 | go-hard |
| Extension fee | optional | $75,000 | unused |
Facility Types
Turn any lot contract into an option, rolling-option, or land-bank facility - banker or developer role, third-party or intercompany counterparty.
Option Fees & Crediting
Track option fees paid, applied, forfeited, and remaining - credited pro-rata, to the last takedown, or non-refundable.
Deposit Ladder
Option fee, earnest, and extension deposits with due and paid dates, refundable-until dates, at-risk flags, and go-hard dates.
Extensions
Exercise extensions that push the expiry out, count against your options, and book the fee into capital-at-risk.
Carry Accrual
Interest on capital tied up in optioned lots - flat, prime-plus-spread with a floor, or monthly compounding - on your banker basis.
Capital at Risk
A live number for exposure if the builder walks today: hardened earnest plus any option fee paid and not yet credited back.
Lapse & Forfeit
One guarded action releases un-funded lots and writes off forfeited deposits, protecting funded and signed-doc lots. Fully reversible.
Facility Map
See a facility's lots on an interactive map, each parcel colored by whether it is funded, optioned, or still available, with a count of how many are mapped.
Capital Partners
An outside investor funds a lot pool and gets a read-only portal - basis deployed, capital at risk, takedown progress - never your per-lot pricing or margin.
Closings & Documents
Every contract carries the instructions that move a lot through closing. LotTrust assembles the closing instruction each title company and lender needs - pricing, credits and pro-rations, lot fees, and the first-lien release for the bank - so it passes review the first time.
Instruction Overview
One page of instruction status across every lot and contract, with the calc helpers your closing team runs weekly.
Single-Instruction View
Drill into any instruction with formatting, attached docs, and follow-up tracking from issued to closed.
Mass Status Updates
Update instruction status across many lots at once - the bulk action that saves your closing manager an afternoon.
Closing & Wiring Instructions
Generate the closing-instruction and wiring-instruction packet the title company and the bank both need - pricing, pro-rations, fees, and the first-lien payoff and release - assembled from the data on file. (HUDs and title commitments are uploaded, not generated.)
Contract vs. Closing Comparison
A report flags every gap between what was contracted and what actually closed.
Developer Lot Inventory
Real-time financial reporting on developer-held lot inventory with status, pricing, and projected revenue.
Closing Instruction
GF# 2026-1421
Lot 142 · Section 3 · Davidson
Closing May 15
Pricing
Credits & Pro-rations
First Lien Release · Bank of Texas
Fees, Pooling & Reservations
A complete lot-fees ledger plus a reservation and pooling system that gives builders access to pooled inventory exactly when they need it - and gives you the visibility never to over-commit.
Lot Pool
ActiveCastle Hills · Phase 3
148 total lots
Available
47
Reserved
12
Allocated
89
Active reservations
Davidson Homes
8 lots, 50’ · expires May 12
Newton Homes
4 lots, 60’ · expires May 15
Developer Held
6 lots held back for resale strategy
Lot Fee Stages
Track deposit collection across builder-defined stages with running balances.
Builder Fee Register
A definitive register of fees owed by builder, by community, by lot.
Marketing Fee Columns
Marketing fees show up everywhere they belong without a standalone spreadsheet.
Contract-Specific Fees
Fee structures vary per builder, per contract, per instruction - carried through to every takedown and closing.
Reservations & Waitlist
Reserve pooled inventory with start and end dates, extensions, a waitlist, and expiry reminders.
Developer-Held Pooling
Segregate developer-held lots from builder-held, with the visibility to never over-commit.
Cash Flow & Reconciliation
Contracts, takedowns, and fees feed a forward cash-flow view automatically - and when a facility winds down, LotTrust grades what actually happened against what Land Development underwrote.
Cash Flow Projection
Next 6 months
Castle Hills
$26.0M total
Projected inflows
Pipeline composition
Underwritten vs. Actual
Graded through one engine
| Metric | Underwritten | Actual | Delta |
|---|---|---|---|
| Profit | $24.1M | $25.6M | +$1.5M |
| Margin | 21.4% | 22.1% | +0.7 pt |
| Unlevered IRR | 18.2% | 19.0% | +0.8 pt |
| Equity multiple | 1.9x | 2.0x | +0.1x |
| Peak equity | $41.0M | $39.2M | -$1.8M |
One ledger, from the first contract to the final closing.
Underwrite the deal in Land Development, execute it into a LotTrust facility, carry the capital while builders take lots down, and reconcile the return against the original pro forma - all in one system. Capital partners fund your land-bank pools and your development facilities alike, and the Capital Portfolio shows every dollar at risk across both. No export, no second ledger.
