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LotTrust

Lot contracts & land banking

LotTrust is the lot contracts system hundreds of communities have run for years, now expanded into full land banking.

Every dollar tied to a lot lives here: the option fees, carry, and capital at risk on a land bank facility, the contract and its escalators, the takedown schedule and its approvals, 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

as of today

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

Third-party

$6.1M

Intercompany

$3.3M

Intercompany exposure is reported separately - profit on your own book is not real at group level.

Positions

Land-bank facilities12

Debt facilities7

JV equity slices4

Development projects9

Needs attention

Davidson Ph. 2 earnest goes hard in 6 days

Section 6 acquisition - DD period expires in 21 days

Newton land-bank facility matures in 74 days

2 takedown requests waiting more than 5 days

Aggregated from land banking, debt, JV equity, and development - it never recomputes, so every figure matches its source page.

The debt, JV equity, and development side lives in Land Development

Module 01 · Land Banking

Land Banking

Option and land-bank facilities run on the same lot contracts your builders already take down. Carry the capital while lots are held, know exactly what is at risk, and give outside investors a clear view of their own position.

Facilities

Option, rolling, land bank

Turn any lot contract into a facility, as banker or developer, with a third-party or intercompany counterparty.

Carry

Carry on a real ledger

Carry accrues flat, on prime plus a spread, or compounding, and once the invested-capital ledger is open it bills as carry invoices.

Exposure

Capital at risk, live

Hardened earnest plus uncredited option fees in one live number, with every deposit's go-hard date on the ladder.

Investors

Capital partners

Outside investors get a read-only portal and their own weekly pack, and never see your per-lot pricing or margin.

Land Bank Facility

Active

Davidson 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

Carry on Prime + 2.0% · go-hard Jun 30, 2026 · reconciles on completion

Turn any lot contract into an option, rolling-option, or land-bank facility - banker or developer role, third-party or intercompany counterparty.
Track option fees paid, applied, forfeited, and remaining - credited pro-rata, to the last takedown, or non-refundable.
Option fee, earnest, and extension deposits with due and paid dates, refundable-until dates, at-risk flags, and go-hard dates.
Exercise extensions that push the expiry out, count against your options, and book the fee into capital-at-risk.
Interest on capital tied up in optioned lots - flat, prime-plus-spread with a floor, or monthly compounding - on your banker basis.
A live number for exposure if the builder walks today: hardened earnest plus any option fee paid and not yet credited back.
One guarded action releases un-funded lots and writes off forfeited deposits, protecting funded and signed-doc lots. Fully reversible.
A weekly CFO and investor-relations pack, built for you and filed by week so you can look back at what you reported. Capital at risk, deadlines coming, and what needs attention across every facility, rendered as a PDF and emailed to whoever opts in. Capital partners get their own variant of the same pack with the sponsor economics stripped out.
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.
Facilities change, and the change has to be provable. Every amendment is versioned and holds a before-and-after snapshot of each amendable term and the lot roster itself, moving through draft, submit, approve, and issue - with counsel or finance approving, and a self-approval recorded as exactly that. Amending the roster issues a new exhibit that supersedes the old one, and the facility always shows which amendment is in force. Edits made straight to the contract are flagged rather than blocked, so nothing is lost and nothing is silently rewritten.
Open a ledger and carry stops being an estimate. Invested capital is a real time series - opening basis, tranches, development draws, and reductions posted as lots are taken down - rolled forward month by month, so you can see the basis on any date and how it got there. Bill from it: draft, issue, and mark carry invoices paid with a PDF for the counterparty, and export capitalized fees for accounting.
Facilities that live or die together get modeled that way. Group them into a pool with cross-termination and an obligation cap, and LotTrust reports the contagion - what walking away from one would actually cost across the pool - beside your capital at risk, never blended into it, so the two numbers never get confused.
An outside investor funds a lot pool and gets a read-only portal - basis deployed, capital at risk, takedown progress, and their own weekly pack - never your per-lot pricing or margin.

Module 02 · Contracts

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.

Define the fields, fee columns, and document types you track, per community.
Assign each contract to the right builder finance entity for clean reporting and closings.
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.
Refundable vs non-refundable, interest-bearing, review periods, and apply-to-last handling, tracked per contract.
Free-text financial-terms and escalator notes ride on every contract, so the nuance never lives in someone's inbox.
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.

Both sides of the table

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.

Module 03 · Takedowns

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

Requested→Under review→Approved→Funded

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

Funding stamps the lots as taken down and writes the closing instruction - all in one ledger.

Takedown Request

TR-2026-0428

Davidson Homes · Phase 2

Under review

Lots requested (14)

Section 3 · Lots 140-1467

Section 4 · Lots 158-1625

Section 4 · Lots 171, 1732

Estimated takedown value

14 lots × avg $99,978$1,399,692

Submitted by

Sarah Mattson · Davidson Sales Manager

Apr 28

Routes to: Mike Reynolds (Developer) · contract terms attached

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.

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.
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.
Each lot resolves base price (by lot type, or lot type and section) plus premium plus escalation, automatically. Where a contract is priced lot by lot instead, switch it on and each lot's own price becomes the source of truth, with the lot-type price left as the fallback for anything not yet individually priced. The contract overview and the closing instruction run the same math, so the two never disagree.
Deposits tracked per builder, per contract, per lot - applied at closing, refunded on cancellation.
Prime adjustments, flat step-ups, and compound interest apply from each contract to every takedown price. No one re-runs the math.
Lender payoff, partial-release language, and release pricing ride on every developer lot. When the community loan is finally paid off, record the payoff date once and every closing on or after it simply stops releasing a lien that no longer exists - the per-lot release column, the seller ledger row, and the lender wire block all drop away, and the money that used to wire to the lender rolls into your proceeds. Instructions that closed before that date still reprint exactly as title received them.
Opt-in reminders email builders when their next scheduled takedown is due, listing the remaining lots.
Stop hand-picking lots for every takedown. Set the rule the facility follows - ready lots first, sequential, round robin across blocks, or specific assigned blocks, filtered by section, premium, or hold-back - and LotTrust applies it to the live roster of lots that are actually available. Issue the result as a dated, hashed allocation exhibit carrying real legal descriptions: lot, block, section legal name, plat number, recording date, and recordation number. That exhibit becomes the takedown's lot list and flows into the closing instruction, and when a plat records, LotTrust drafts the exhibit for the whole roster.
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.

Module 04 · Closings

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.

One page of instruction status across every lot and contract, with the calc helpers your closing team runs weekly.
Drill into any instruction with formatting, attached docs, and follow-up tracking from issued to closed.
Update instruction status across many lots at once - the bulk action that saves your closing manager an afternoon.
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.)
A report flags every gap between what was contracted and what actually closed.
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

Contract Sales Price$98,500.00

Escalation (Prime + 1.5%)$1,478.00

Credits & Pro-rations

Earnest Money Credit− $5,000.00

2026 Taxes - MUD #46$1,203.00

First Lien Release · Bank of Texas

Release Price (Net)$74,250.00

Seller Net Proceeds$25,068.00

Module 05 · Fees & Inventory

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

Active

Castle Hills · Phase 3

148 total lots

Available

Reserved

Allocated

Active reservations

Davidson Homes

8 lots, 50’ · expires May 12

7d left

Newton Homes

4 lots, 60’ · expires May 15

10d left

Developer Held

6 lots held back for resale strategy

Strategic

Track deposit collection across builder-defined stages with running balances.
A definitive register of fees owed by builder, by community, by lot.
Marketing fees show up everywhere they belong without a standalone spreadsheet.
Fee structures vary per builder, per contract, per instruction - carried through to every takedown and closing.
Reserve pooled inventory with start and end dates, extensions, a waitlist, and expiry reminders.
Segregate developer-held lots from builder-held, with the visibility to never over-commit.

Module 06 · Cash Flow

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

May

$4.2M

Jun

$3.8M

Jul

$5.1M

Aug

$4.6M

Sep

$3.9M

Oct

$4.4M

Pipeline composition

Confirmed takedowns

$18.2M (70%)

Pending requests

$5.4M (21%)

Earnest on contract

$2.4M (9%)

Auto-updated - contracts, takedowns, and fees feed this view.

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

Profit, margin, unlevered and levered IRR, equity multiple, and peak equity - from recorded events.

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.

See Land Development

Want to see more?

Call/Text713-487-9683

Email to schedule a demoinfo@pipsy.io

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LotTrust

Land Banking

Option, rolling, land bank

Carry on a real ledger

Capital at risk, live

Capital partners

Lot Contracts

Configurable Contract Fields

Builder Finance Entities

Fee Structures

Earnest Money Terms

Financial-Terms & Escalator Notes

HUD Docs & Closing Files

Developer and builder, one system

Developer

Builder mode

Takedowns & Approvals

Builder Mode

Takedown Schedules

Per-Lot Takedown Pricing

Earnest Money

Automatic Escalations

First-Lien Coordination

Takedown Reminders

Allocation Rules & Exhibits

Timeline & Discussion

Closings & Documents

Fees, Pooling & Reservations

Cash Flow & Reconciliation

One ledger, from the first contract to the final closing.