Schedule: send week, subject, goal

Subjects and first lines for emails 4 to 12 are built from the lead's own parcel fields (address, acres, flood zone, MUD, permits); send is held if a field is empty. Nine emails over about 30 weeks, then a quarterly evergreen loop to month 24.

Each email answers one buyer question in sentence one and uses county parcel data through merge fields. Flood zone, utilities, MUD and permits are not in the sample file and are filled from the live parcel pull. Emails 13 to 17 are scheduled here and not yet written.

Exit rules: stop on a booked call or a reply that says the lead is represented, and tag by loan type. Anyone already represented by another agent is not contacted.

Files: Email 4 | Email 5 | Email 6 | Email 7 | Email 8 | Email 9 | Email 10 | Email 11 | Email 12

Hi {{first_name}},

{{shortlist_lot_1_situs}}: what the county record says before you offer

Your shortlist lot at {{shortlist_lot_1_situs}} is {{shortlist_lot_1_acres}} acres, sits in flood zone {{flood_zone}}, and has {{nearest_permits_1mi}} permits pulled within a mile, and the box below has the rest; before any offer you also check seven things, in this order, before any offer goes in: access, flood zone, water, sewer or septic, setbacks and deed restrictions, the plat, and what the county has on record next door.

Skip one and it usually turns into a line item on the builder's contract later. Here is what each one tells you.

1. Access. Is the lot on a public road, or on an easement you have to prove?
2. Flood zone. Covered in Email 7. Look it up first, because it changes the pad height and the insurance.
3. Water. City or MUD line at the street, a water supply corporation, or a well.
4. Sewer or septic. A sewer tap at the lot line is one decision. A septic system is another.
5. Setbacks and deed restrictions. Minimum house size, materials and outbuildings can rule out the plan you wanted.
6. The plat. Easements and building lines are drawn on it, and they decide where the house can sit.
7. Nearby permits. Who is building around the lot tells you what the area is turning into.

Builder Connect holds county parcel data on every vacant residential lot in Montgomery County, 60,328 of them on the current appraisal roll. When a lot goes on your shortlist, we pull the record before we walk it.

Reply with an address you are considering and we will send you the same record.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

{{shortlist_water_count}} of your {{target_area}} lots have water at the street, {{shortlist_septic_count}} need septic

Some do and some do not, and the difference is a line on your budget, not a footnote.

A lot with water, sewer and power at the street is a connection. A lot without them is a project, and the cost of each run depends on how far the line has to travel and what it crosses.

Ask for these four answers on every lot, in writing where you can:

• Who provides water, and is the line at the lot frontage or at the end of the road?
• Is there a sewer line, or does the lot need septic (Email 6)?
• Which electric provider serves the lot, and how far is the nearest pole?
• Is there a tap fee or impact fee, and who collects it?

Two lots with the same asking price can sit very far apart once you add these up. That is why we compare lots on all-in cost, not list price.

Any builder quote you get should state what it assumes about utilities. If it does not, ask.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

Your {{shortlist_lot_1_acres}} acre lot: sewer on record is {{sewer_on_record}}

The county shows sewer on record as {{sewer_on_record}} for your {{shortlist_lot_1_acres}} acre lot, and if that is no, three things change: you need a soil evaluation before you buy, the house has a usable size limit set by the system, and your budget carries a line the sewer lots do not.

A septic system is permitted for a specific house size and bedroom count, and the soil on the lot decides which type will pass. Order the evaluation during your option period, not after closing.

• Soil evaluation. A licensed professional tests the lot. The result tells you the system type the county will accept.
• Permit. The county permit is tied to the plan, so the plan and the system are decided together.
• Well. Depth, water quality and the pump are separate line items. Ask for the nearest well records on file.
• Placement. The septic field, the well and the house all need room. On a small lot they compete.

Estimated cost for septic and well on your lot: [RANGE TO BE SET BY JACOB]. We give a range, and your builder prices the real figure once the soil result is in.

Acreage buys room for both. It also buys longer utility runs. We put both sides on the table.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

{{shortlist_lot_1_situs}} is in FEMA zone {{flood_zone}}, {{flood_pct_of_lot}} of the lot

The county flood record puts {{shortlist_lot_1_situs}} in FEMA zone {{flood_zone}} with {{flood_pct_of_lot}} of the lot inside it (map dated {{flood_map_date}}), and that does not take the lot off the table. A flood zone changes your pad elevation, your insurance and what your lender requires, and then you decide with real numbers.

Here is what to ask, lot by lot:

• Which zone is it? The FEMA map shows the zone for the lot. A lot partly in a zone is common.
• Where can the house sit? Sometimes the buildable area is on the high side of the lot.
• What does the lender require? A lot in a mapped zone usually means flood insurance on the loan.
• What did the builder assume? Elevation and fill belong in the quote.

Get an insurance quote on the specific address before you offer, because it is a monthly cost you carry for as long as you own the house.

Zone maps change. We pull the current record each time and tell you when it has moved.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

{{shortlist_lot_1_situs}}: MUD status is {{mud_name_or_none}}

The county record shows MUD status for {{shortlist_lot_1_situs}} as {{mud_name_or_none}}, at a district rate of {{mud_tax_rate}}, and here is what that adds to the cost of owning it. A MUD is a municipal utility district, a local taxing body that builds water and sewer service and charges the property owners through the tax bill.

That means a lot inside a MUD can have service at the street without you paying for the line yourself, and you carry the cost as an added tax line for years. A lot outside a MUD may cost less to hold and more to connect.

• Check whether the lot sits inside a MUD, and which one.
• Read the district's current tax rate, not the old one in the listing.
• Ask whether the district still has debt to pay and a reason to raise the rate.
• Compare the yearly cost against the connection cost on a lot with no district.

Neither choice is wrong. The error is finding out after you close.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

Buying in {{target_area}} with lender status {{lender_status}}: one-time close or draws?

Your form shows lender status {{lender_status}} for a lot in {{target_area}}, so the next decision is one-time close or draws, and it depends on your lender and your build, so talk to a lender before you shop for a lot, because the answer sets your timeline.

The two structures work differently:

• One-time close. One closing covers the lot and the construction loan, which converts to your permanent mortgage when the house is done. The rate is set once. Expect roughly 45 to 60 days from application to loan close.
• Draws. The lender releases money in stages as the builder hits milestones. It can mean a separate loan to refinance at the end, and the process can stretch 12 to 18 months through the build.

Which one is available to you depends on your credit, your down payment, the lot and the builder. A lender gives you the real answer in one conversation.

If you have not talked to one yet, we can introduce you to lenders who write construction loans. You are under no obligation to use them.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

{{builders_active_count}} builders are active in {{target_area}}: how to pick one

The permit record shows {{builders_active_count}} builders active in {{target_area}} and {{nearest_permits_1mi}} permits pulled nearby in the last year, so match the builder to the lot and the plan, because a builder who is right for a flat lot with sewer may be wrong for five acres on septic.

Ask every builder:

1. Which lots like this one have you built on in this county?
2. Is the price fixed, or does it move with allowances?
3. How are change orders priced, and who pays an overrun?
4. What does the quote assume about site work and utilities?
5. Can I see a finished home and talk to the owner?

Builder Connect is not tied to one builder. We compare quotes line by line so the allowances and change order terms are on the page. We sign your representation agreement before any builder introduction, so the terms are clear on both sides.

The builder pays Builder Connect's fee, and going direct to the builder does not lower your price.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

From {{funnel_stage}} to move-in by {{target_timeline}}: the weeks, stage by stage

The total depends on your builder and your plan, and you can plan it in stages: lot closing, loan, permits, build and move-in.

Most of the delay comes from choices made late, such as a septic result arriving after the plan is drawn, or a loan started after the lot closes. Starting the lender conversation early removes most of it.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net

Hi {{first_name}},

Who pays Builder Connect on your {{target_area}} lot, and does it cost you more?

The builder pays Builder Connect's fee, and going direct to the builder does not lower your price.

So you pay the same number either way, and the difference is whether someone is on your side of the table. A builder's sales rep works for the builder. We represent you, the buyer.

• On the lot, Builder Connect is compensated at the closing.
• On the build, the builder pays the fee out of the deal.
• All compensation terms are written in your representation agreement before any builder introduction.
• We are not tied to one builder, so we can tell you which one suits your plan.

Read the agreement before you sign. If a term is unclear, ask us to explain it, or ask an attorney. We will not rush you.

Next step if you are ready: a 20 minute call, no commitment, where we go through your target area and your lender status.

Jacob Dow
Builder Connect Group | CB&A, Realtors
(346) 273-1143 | jacob@builderconnect.net