Construction Cash Runway & Phased Starts

Using your shared project costs and editable teaching assumptions for timing and available cash. Closings are scheduled assumptions, not a sales forecast. A profitable plan can still run out of cash.

COMPARE THE PACE

Start together

10 homes start in Oct 2026.

$1,661,409

Cash needed, including $100,000 kept in reserve

$661,409 above the cash you entered

Modeled project profit

$1,057,091

19.2% margin on gross sales

Final closing

Jun 2027

10 calendar months, including acquisition

SELECTED SCHEDULE

Phase the starts

Up to 2 homes every 2 months, from Oct 2026.

$1,615,025

Cash needed, including $100,000 kept in reserve

$615,025 above the cash you entered

Modeled project profit

$1,066,998

19.4% margin on gross sales

Final closing

Feb 2028

18 calendar months, including acquisition

The tradeoff: Phasing uses $46,384 less peak project equity, takes 8 additional months and produces $9,907 more modeled profit. Both schedules exceed your entered cash after keeping the reserve.

THE FUNDING PATH

The cash trough matters as much as the finish.

Start togetherPhased starts

Lines show each month’s lowest modeled cash, including the point before month-end closings. Shading marks cash below your reserve floor. A line ends at that plan’s final closing; it does not assume later cash income or spending.

01 / CASH & CALENDAR

Set the pace you can actually deliver.

Acquisition month All land is paid in this calendar month. Fixed carry begins here.Available project cash ($) Cash available before land purchase. Future equity raises are not assumed.Minimum cash reserve ($) A cash balance floor, not an additional project expense.Months until first starts Zero starts construction in the land acquisition month.Construction months per home Spending is spread through this many calendar months, including the start month.Homes in each phased batch Months between batch starts Months from completion to closing Zero means closing at the end of the final construction month.Additional closing delay (months) Push every closing later without moving build spending or changing the sale price.

This schedule replaces the full feasibility page’s static project duration and average-drawn-balance assumptions. It does not overwrite either field. Full months of carry are charged through the last closing.

02 / THE SHARED PROJECT

Keep the cost and loan assumptions connected.

Homes in the project Sale price per home ($) Total land purchase ($) Square feet per home Hard cost per square foot ($) Site cost per home ($) Construction loan to cost (%) Annual construction interest (%) Origination fee (% of commitment) Monthly fixed carry ($) Lender dollar cap ($, optional) Leave empty to use the LTC limit. An explicit zero means no loan; a larger cap cannot increase the LTC limit.

Soft costs, contingency, permits and selling costs

Soft costs (% of hard + site) Contingency (% of hard + site) The full allowance is treated as spent, not automatically released as profit.Permit fees per home ($) Selling costs (% of sales)

Project costs and loan percentages are shared with feasibility. The schedule, cash reserve and optional lender cap stay local to this tool. No lender term sheet is connected.

SELECTED / PHASED STARTS

See the exact month you need to fund.

First month cash goes negativeJan 2027$72,565 gap before closings. The schedule needs funding to continue.

First reserve-floor breachDec 2026$3,065 below reserve before closings.

Peak project equity$1,515,025Peak cumulative cash invested, before adding the reserve. Includes cash needs before same-month closings.

Negative cash is an unresolved funding gap. Later closing proceeds and modeled profit remain conditional on funding the preceding months; they do not cure that earlier shortfall by themselves.

Maximum loan commitment$2,606,500$1,403,500 of eligible costs must be paid before the first draw. Repayments do not replenish the commitment.

Peak outstanding principal$1,290,500$31,937 total interest; $26,065 origination fee.

Cash at the final closing$2,066,998$1,000,000 starting cash + $1,066,998 modeled profit. Final debt is repaid.

MONTH BY MONTH

The complete cash ledger.

USD · spending and interest occur before month-end closings · amounts displayed to whole dollars; export preserves cents
Month	Starts / closes	Eligible spend	Loan draw	Interest	Fees / carry	Net closing proceeds	Debt repaid	Lowest cash	Ending cash	Debt remaining
Sep 2026	0 / 0	$400,000	$0	$0	$31,065	$0	$0	$568,935	$568,935	$0
Oct 2026	2 / 0	$146,250	$0	$0	$5,000	$0	$0	$417,685	$417,685	$0
Nov 2026	0 / 0	$82,250	$0	$0	$5,000	$0	$0	$330,435	$330,435	$0
Dec 2026	2 / 0	$228,500	$0	$0	$5,000	$0	$0	$96,935	$96,935	$0
Jan 2027	0 / 0	$164,500	$0	$0	$5,000	$0	$0	-$72,565	-$72,565	$0
Feb 2027	2 / 0	$310,750	$0	$0	$5,000	$0	$0	-$388,315	-$388,315	$0
Mar 2027	0 / 0	$246,750	$175,500	$658	$5,000	$0	$0	-$465,223	-$465,223	$175,500
Apr 2027	2 / 0	$393,000	$393,000	$2,790	$5,000	$0	$0	-$473,013	-$473,013	$568,500
May 2027	0 / 0	$329,000	$329,000	$5,498	$5,000	$0	$0	-$483,511	-$483,511	$897,500
Jun 2027	2 / 2	$393,000	$393,000	$8,205	$5,000	$1,045,000	$1,045,000	-$496,716	-$496,716	$245,500
Jul 2027	0 / 0	$329,000	$329,000	$3,075	$5,000	$0	$0	-$504,791	-$504,791	$574,500
Aug 2027	0 / 2	$246,750	$246,750	$5,234	$5,000	$1,045,000	$821,250	-$515,025	-$291,275	$0
Sep 2027	0 / 0	$246,750	$246,750	$925	$5,000	$0	$0	-$297,200	-$297,200	$246,750
Oct 2027	0 / 2	$164,500	$164,500	$2,468	$5,000	$1,045,000	$411,250	-$304,668	$329,083	$0
Nov 2027	0 / 0	$164,500	$164,500	$617	$5,000	$0	$0	$323,466	$323,466	$164,500
Dec 2027	0 / 2	$82,250	$82,250	$1,542	$5,000	$1,045,000	$246,750	$316,923	$1,115,173	$0
Jan 2028	0 / 0	$82,250	$82,250	$308	$5,000	$0	$0	$1,109,865	$1,109,865	$82,250
Feb 2028	0 / 2	$0	$0	$617	$5,000	$1,045,000	$82,250	$1,104,248	$2,066,998	$0
Project totals	10 / 10	$4,010,000	$2,606,500	$31,937	$116,065	$5,225,000	$2,606,500	-$515,025	$2,066,998	$0

Net closing proceeds are gross sales minus selling costs, before the debt sweep. Debt repayments are financing cash flows, not profit expenses. Fees / carry includes the origination fee in month one and fixed carry each month. No distributions or cash yield are assumed.

CONSTRUCTION & CLOSINGS

Every batch has a start and a finish.

Batch	Homes	Start	Construction complete	Scheduled closing
1	2	Oct 2026	May 2027	Jun 2027
2	2	Dec 2026	Jul 2027	Aug 2027
3	2	Feb 2027	Sep 2027	Oct 2027
4	2	Apr 2027	Nov 2027	Dec 2027
5	2	Jun 2027	Jan 2028	Feb 2028

Construction completion is a scheduled cost milestone. Closing includes the entered lag and additional delay. No automatic absorption or buyer qualification is assumed.

A model you can reconcile.

Sources and uses of cash

$1,000,000 starting cash + $2,606,500 lifetime draws + $5,500,000 gross sales = $4,433,002 project expenses + $2,606,500 principal repayments + $2,066,998 ending cash.

All home starts and closings, every eligible cost category and every monthly debt and cash balance reconcile in integer cents. The export contains both complete schedules and the zero-difference reconciliation checks.

What the loan model supports

One project-level, non-revolving construction facility; eligible equity first; cash-paid interest and fees; full net-sale debt sweeps; residual principal paid from cash at the final closing. Verify these assumptions against a lender’s actual draw, release and maturity terms.

Read the formulas, timing and limits

A single USD, non-revolving facility. Lifetime draws are capped at the smaller of eligible budget × LTC and the optional lender dollar cap. Repayments do not restore draw availability.
Borrower pays the required eligible equity first, measured as cumulative eligible spending before the first loan draw. Later closing cash can fund later costs. No separate lender equity-retention test or per-lot release pricing is modeled.
All land is paid in the acquisition month. Site and permit costs are paid at each home start. Hard costs, soft costs and the full contingency allowance are spread evenly over the entered construction months, with cents reconciled across homes/months.
Eligible loan costs are land, hard, site, soft, contingency and permits. Interest, origination fees, fixed carry and selling costs are paid in cash. The origination fee is charged once on the full commitment in the acquisition month.
Simple monthly interest = (opening principal + one-half of that month’s draws) × annual rate / 12. Draws are treated as occurring midmonth; closing proceeds and principal repayments occur at month end.
Each home closes at its full entered sale price in its scheduled closing month. Selling costs are deducted once; 100% of remaining sale proceeds sweep outstanding principal. Any residual principal is repaid from project cash at the final closing.
Monthly fixed carry is charged for every calendar month from acquisition through final closing, inclusive. Additional closing delay moves sale proceeds, not construction spending or sale prices.
The lowest modeled cash balance includes the point before month-end closings and any final debt payoff. Negative balances identify an unfunded plan; the engine still displays its conditional schedule without inventing a new funding source.
Cash and reserve assumptions do not change project profit. No tax, cash yield, lender inspections/draw lag, loan maturity, interest reserve, cost escalation, cancellations or unsold-home valuation is included. Shared static duration and average-draw assumptions are replaced by this monthly schedule.
Amounts are calculated in integer cents. Prices, cost categories, monthly interest and fees are rounded to cents; displayed whole-dollar values can show rounding differences.

Stress costs and prices

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