Montgomery County lot owners

Four answers decide what a builder can price on your lot. We pull them for you.

Flood zone, utilities, the county's record on your parcel and what is being built nearby: the report covers all four for your specific address. No builder can give you a real number until you have them.

The report costs you nothing. Builder Connect is paid by the builder you choose, not by you. Details below.

1Flood zone
2Utilities, septic or MUD
3County record and restrictions
4What is being built nearby

Get the report for your lot

We email it to you after we pull your parcel from the county record.

The builder pays Builder Connect's fee. Going direct to a builder does not lower your price. See how we are paid.

The four questions, and what each one changes

A builder who quotes you before these are answered is guessing, and the guess gets corrected on your invoice. Here is what each answer does to your bid.

QUESTION 1

Is the lot in a flood zone?

The FEMA zone decides whether the slab has to be raised, whether the lender requires flood insurance and how far the pad sits above grade. Fill dirt and elevation work are line items that move the whole budget.

Zone X, AE and floodway are three different conversations.

In your report: {{flood_zone}} and {{flood_note}}

QUESTION 2

What water and sewer can you actually connect to?

A lot inside a MUD or city line connects to a tap. A lot outside one needs a well and a septic system, and the soil and lot size decide which septic design the county will approve. Distance to the nearest line is a cost.

Construction range for site work: [RANGE TO BE SET BY JACOB]

In your report: {{utility_district}}, {{water_source}}, {{sewer_or_septic}}

QUESTION 3

What does the county have on record?

Acreage, legal description, subdivision and block, plus deed restrictions and easements that limit where the house can sit. A setback or easement you learn about after design costs you a redraw.

The record also tells a builder whether the lot is platted for a home at all.

In your report: {{legal_description}}, {{acres}}, {{restrictions}}

QUESTION 4

What is being built around you?

Permits pulled within a mile show which builders already work your street, what they are building and at what size. That tells you who knows your soil and your inspectors.

No one else sells this view of your lot.

In your report: {{nearest_permits_1mi}}

Then one more decision: how you pay for the build

Your loan type changes the path and the timeline. A builder will ask you on the first call, so know which side you are on.

ONE-TIME CLOSE

Construction and permanent loan in one

You qualify once and the lender closes on the whole build before dirt moves. Builders can price against a fixed budget.

Plans, bid and contract must be settled before loan close
The loan closes in roughly 45 to 60 days from a signed contract
Your lot usually counts toward the equity

CASH OR DRAWS

You pay in stages as the build advances

Cash, or a construction loan that releases money against inspected milestones. It gives you flexibility and takes longer.

The build runs 12 to 18 months from start to finish
You manage draw schedules and cost changes along the way
The builder's contract should spell out each draw

Not sure which fits you? Say so on our first call. We are not lenders and do not give financial advice, but we can tell you which builders work with which setup.

The report is step one of the path

You send us an address. We pull the county record and answer the four questions. Then you decide what to do with it.

You send your lotAddress or parcel ID in the form. About a minute.
We build your reportWe pull the parcel from county data and check flood, utilities, restrictions and nearby permits.
You read it and decideYou keep the report whether or not you build with anyone we introduce.
We match you to the right builderIf you want to build, we introduce builders who work your area, your lot type and your financing. You choose.

Lot report layout (fields filled from county data per lot)

Parcel	{{pin}} {{situs_address}}
Size	{{acres}} acres
Flood zone	{{flood_zone}}
Utilities	{{utility_district}} {{sewer_or_septic}}
County record	{{legal_description}}
Restrictions	{{restrictions}}
Built within 1 mile	{{nearest_permits_1mi}}
Site work range	[RANGE TO BE SET BY JACOB]

Who pays Builder Connect, and what it means for your price

The builder pays Builder Connect's fee. You do not.

Going direct to the builder does not lower your price, so there is no discount for skipping us.

We represent you, the buyer. We are not a builder and we do not build homes. Our job is to match you to a builder whose work, schedule and area fit your lot.

Because the builder pays, the lot report and the introduction cost you nothing out of pocket. You still sign your own contract with the builder you pick.

Questions lot owners ask

Do I have to build with a builder you introduce?

No. The report is yours either way. If you want builders, we introduce ones that fit your lot and you choose.

Which counties do you cover?

We work Montgomery County lots first: Conroe, Magnolia, Willis, Montgomery, New Caney, Porter and Splendora among them. Send an address elsewhere and we will tell you if we can pull it.

What does the report not tell me?

It is a record review, not a survey, soil test or engineering study. A builder will still order those. It tells you what to expect before they do.

Why do you need my phone number?

A person from our team may call or text about your lot. You can reply STOP at any time.

What if my lot is not on my name yet?

Send the address anyway. The county record shows who holds title, and we will say what we find.

OPERATOR NOTE (not customer copy, delete before launch)

SAMPLE ONLY. Merge field sources: {{pin}}, {{situs_address}}, {{acres}}, {{legal_description}} come from the county parcel file. Fictional example record: PIN 000000, 100 EXAMPLE TRAIL, ANYTOWN TX 77000, 5.0 acres, "Sample Ranch 1, Block 1, Lot 1".

{{flood_zone}}, {{utility_district}}, {{water_source}}, {{sewer_or_septic}}, {{restrictions}} and {{nearest_permits_1mi}} are NOT in the sample file. They must come from FEMA, district and permit sources before any report is sent. Do not fill them with guesses.

Open items for Jacob: site work range, report delivery SLA, coverage list beyond Montgomery County, TREC and consumer notice links, form endpoint. Loan timing (45 to 60 days, 12 to 18 months) is from brief/STRATEGY.md.