Financing & carry
Construction-to-permanent loan: lot drawn at closing, build drawn evenly over 14 months (mid), interest-only during construction, then a 30-year mortgage.
Base plan
| Item | Low | Mid | High |
|---|---|---|---|
| Lot | $650,000 | $650,000 | $650,000 |
| Closing costs | $6,500 | $9,750 | $13,000 |
| Build total | $4,314,840 | $6,076,240 | $8,322,130 |
| Construction interest | $152,802 | $280,766 | $521,580 |
| All-in cost | $5,124,142 | $7,016,756 | $9,506,710 |
| Item | Low | Mid | High |
|---|---|---|---|
| Loan amountLTV 75% (mid) | $3,479,938 | $5,051,993 | $6,738,848 |
| Equity required (all families) | $1,644,204 | $1,964,764 | $2,767,863 |
| Permanent mortgage payment / mo | $20,864 | $32,767 | $47,119 |
| Item | Low | Mid | High |
|---|---|---|---|
| Property tax | $19,885 | $33,680 | $53,911 |
| HOA dues | $2,000 | $3,000 | $4,500 |
| Insurance | $6,000 | $8,000 | $12,000 |
| Utilities | $5,000 | $7,000 | $10,000 |
| Snow removal | $3,000 | $4,000 | $6,000 |
| Maintenance reserve | $8,000 | $12,000 | $18,000 |
| Annual carry | $43,885 | $67,680 | $104,411 |
| Item | Low | Mid | High |
|---|---|---|---|
| Monthly all-in (mortgage + carry) | $24,521 | $38,407 | $55,820 |
| Family | Equity (low / mid / high) | Monthly all-in (low / mid / high) |
|---|---|---|
| Redden family (50%) | $822K / $982K / $1.38M | $12,261 / $19,204 / $27,910 |
| Partner family (50%) | $822K / $982K / $1.38M | $12,261 / $19,204 / $27,910 |
Lock-off variant
| Item | Low | Mid | High |
|---|---|---|---|
| Lot | $650,000 | $650,000 | $650,000 |
| Closing costs | $6,500 | $9,750 | $13,000 |
| Build total | $4,390,440 | $6,206,160 | $8,537,180 |
| Construction interest | $154,808 | $285,638 | $533,072 |
| All-in cost | $5,201,748 | $7,151,548 | $9,733,252 |
| Item | Low | Mid | High |
|---|---|---|---|
| Loan amountLTV 75% (mid) | $3,532,858 | $5,149,433 | $6,900,135 |
| Equity required (all families) | $1,668,890 | $2,002,116 | $2,833,117 |
| Permanent mortgage payment / mo | $21,181 | $33,399 | $48,247 |
| Item | Low | Mid | High |
|---|---|---|---|
| Property tax | $20,188 | $34,330 | $55,201 |
| HOA dues | $2,000 | $3,000 | $4,500 |
| Insurance | $6,000 | $8,000 | $12,000 |
| Utilities | $5,000 | $7,000 | $10,000 |
| Snow removal | $3,000 | $4,000 | $6,000 |
| Maintenance reserve | $8,000 | $12,000 | $18,000 |
| Annual carry | $44,188 | $68,330 | $105,701 |
| Item | Low | Mid | High |
|---|---|---|---|
| Monthly all-in (mortgage + carry) | $24,864 | $39,093 | $57,055 |
| Family | Equity (low / mid / high) | Monthly all-in (low / mid / high) |
|---|---|---|
| Redden family (50%) | $834K / $1.00M / $1.42M | $12,432 / $19,547 / $28,528 |
| Partner family (50%) | $834K / $1.00M / $1.42M | $12,432 / $19,547 / $28,528 |
Terms assumed
| Item | Low | Mid | High |
|---|---|---|---|
| Construction rate | 7.0% | 8.0% | 9.0% |
| Permanent rate (30 yr) | 6.0% | 6.8% | 7.5% |
| LTVA ratio, not a cost: lower LTV means more family equity. Columns are the low-/mid-/high-cost scenarios; the low-cost scenario pairs cheaper construction with a tighter 70% lender. | 70.0% | 75.0% | 75.0% |
| Closing costs (% of lot) | 1.0% | 1.5% | 2.0% |
| Construction rate | Model estimate — construction loan rate; replace with cited source unverified · low |
| Permanent rate | Model estimate — 30-yr jumbo rate; replace with cited source unverified · low |
| LTV | Model estimate — construction-to-perm LTV; replace with cited source unverified · lowA ratio, not a cost: lower LTV means more family equity. Columns are the low-/mid-/high-cost scenarios; the low-cost scenario pairs cheaper construction with a tighter 70% lender. |
| Closing costs | Model estimate — lot closing costs; replace with cited source unverified · low |
| Construction months | Model estimate — build duration in Mt. CB (short season); replace with cited source unverified · low |
Construction months: 12 / 14 / 18 unverified · low
| Property tax rate | Model estimate — Gunnison County effective residential tax rate; replace with cited source unverified · low |
| HOA dues | Model estimate — Prospect HOA dues; replace with cited source unverified · lowAsk agent for current dues. |
| Insurance | Model estimate — homeowners insurance, mountain custom; replace with cited source unverified · low |
| Utilities | Model estimate — gas/electric/water/internet; replace with cited source unverified · low |
| Snow removal | Model estimate — driveway & roof snow removal; replace with cited source unverified · low |
| Maintenance reserve | Model estimate — maintenance reserve; replace with cited source unverified · low |
Rental income from the lock-off is not yet modeled (Phase 2). Monthly figures above are gross carrying costs.