Project Inputs
Type only in yellow fieldsHome Basics
Project nameFor your records
City (Oklahoma)Drives permit + tax assumptions
Square footage (heated/cooled)Total living area
sf
Garage square footage2-car ≈ 400 · 3-car ≈ 600
sf
Construction start dateUsed by Playbook timeline
Cost Assumptions
Build cost per sq ft (hard)OK mid-grade $100–130 · custom $150+
$
Land / lot priceAlready own it? Use what you paid
$
Architectural plansStock $1.5k · custom $5k–15k
$
Contingency10% for first builds, 5% experienced
%
Profit Target
Builder profit margin15% new builders · 20%+ experienced
%
Real estate commission6% standard · 0% sell yourself
%
Closing costs to sellTitle, transfer, prep — 1–2%
%
Construction Loan
Down payment (yours)OK banks: 15–25% typical
%
Interest rateConstruction = prime + 1–2%
%
Construction term6–12 mo for single home
mo
Origination fee1 point typical
%
Oklahoma / Local
Sales tax on materialsOKC 8.625% · Edmond 8.25% · Norman 8.75%
%
Materials % of buildTax applies to materials only
%
Builder's risk insurancePer project, lender required
$
General liability (annual)$1M policy ~$2k–3k/yr
$
Workers comp on labor3–5% residential carpentry
%
City permits + impact feesOKC $2.5k–4.5k · Edmond/Norman ~$5k–7k
$
Utility tap feesWater + sewer + electric
$
Type here
Auto-calculated
All inputs apply to ALL three modes
How this program works
One set of inputs. Type your numbers in the yellow fields above. The Budget tab shows costs, the Playbook tab shows your timeline, and the Compare tab models 3 different homes. They all stay in sync.
"?" icons everywhere. Tap any "?" for plain English explanation of what that number means and what's typical in Oklahoma.
Switch modes using the tabs at the top of the page.
Hard Costs · Build itself
Subtotal Hard Costs
—
Soft Costs · Permits, fees, insurance
Subtotal Soft Costs
—
Land & Contingency
Lot purchase—
Contingency reserve—
Total Project Cost (all-in)
—
—
Required Sale Price
List the home for
—
—
At That Sale Price
Sale price—
(–) RE commissions—
(–) Closing costs—
(–) Total project cost—
Your Profit
—
—
Breakeven · Walk-Away Floor
Breakeven sale price—
Per sq ft—
If the local market won't pay above this, walk away.
Loan Sizing
Total project cost—
(–) Lot (cash)—
(–) Contingency (cash reserve)—
(–) Down payment—
Construction Loan Amount
—
Cash You Bring
Total cash in (lot + down + contingency)—
Carrying Cost · Interest
Total interest over construction—
Average monthly—
Peak monthly (last month)—
Key Ratios
Loan-to-cost (LTC)—
Lender max ≈ 80%benchmark
Loan-to-value (LTV)—
Lender max ≈ 75%benchmark
7-Draw Schedule
Total (= loan amount)
—
How Draws Work
- You complete the work for that phase using your own cash + previous draws.
- Request the draw from the bank with paid invoices and lien waivers from subs.
- Bank sends an inspector to verify work is done.
- Bank releases the draw, usually 3–7 business days after inspection.
- You pay subs and suppliers, then start the next phase.
Lien waivers — every draw, every sub, every time. No waiver, no payment.
Project Timeline at a Glance
Each bar shows when each phase happens. Updates as you change inputs.
Compare 3 Homes Side by Side
Highest profit % AND $ wins
Type three different home specs in the yellow rows. Use this to decide which lot/plan to actually pursue.
| Item | Home A | Home B | Home C |
|---|