DRAFT for Jacob's approval. Not ready to send.
The approach
Short texts, one question each, every one aimed at a phone call. Text 2 asks the one question that decides the revenue timeline: one-time close or draws. A one-time close pays at loan close, about 45 to 60 days. Draws pay at the end of the build, 12 to 18 months.
- Every text is plain ASCII, so most fit one 160 character segment. Counts below use the SAMPLE values noted.
- Send window: 9:00 am to 7:00 pm Central, no Sunday mornings. Stop the sequence on any reply and hand to the ISA.
Sequence table
| # | Timing | Audience | Message (merge fields) | Chars (filled) | Operator note |
|---|---|---|---|---|---|
| 1A | Day 0, instantly | Report requesters | Hi {{first_name}}, Jacob with Builder Connect Group (CB&A, Realtors). Got your lot report request for {{lot_street}}. On it. Reply STOP to opt out. | 137 1 seg | Identifies sender, brokerage, opt-out. Sent only after the form's SMS consent box. |
| 1B | Day 0, 9am to 7pm CT | Hot feed purchasers | Hi {{first_name}}, Jacob with Builder Connect Group (CB&A, Realtors). Saw you bought a lot on {{lot_street}}. Planning to build? Reply STOP to opt out. | 141 1 seg | COMPLIANCE HOLD: these owners have not opted in. Counsel must clear before any send. Otherwise ISA sends by hand after a call attempt. |
| 2 | Day 0, +1 hour (or on reply) | Both | Quick one: will you pay for the build with a one-time close loan, or draws as you go? It sets the timeline. | 107 1 seg | Loan type asked early. Tag one-time-close or cash-draws on reply. |
| 3 | Day 1 | Both | County record for {{lot_street}}: flood zone {{flood_zone}}, utilities {{utilities}}. Want the 2 minute walkthrough by phone? | 121 1 seg | Parcel data angle. Merge fields come from county parcel data. |
| 4 | Day 3, only if no loan answer | Both | Do you have a lender yet? If not, I can point you to one who does Texas construction loans. | 91 1 seg | Skipped if text 2 was answered. |
| 5 | Day 5 | Both | {{nearest_permits_1mi}} homes permitted within 1 mile of {{lot_street}} in the past year. Want the list? | 82 1 seg | Nearby permits merge field. Never send if the count is blank. |
| 6 | Day 8 | Both | Do you have a builder in mind? Either way, I can show you what builders are active near {{lot_street}}. | 103 1 seg | Builder selection. Counts as a call hook. |
| 7 | Day 11 | Both | How we get paid: the builder pays our fee. Going direct to a builder does not lower your price. | 95 1 seg | Compensation line. Never describe the service as free. |
| 8 | Day 15 | Both | Water and sewer on {{lot_street}}: reply 1 for MUD, 2 for well and septic, 3 for not sure. It moves site costs. | 111 1 seg | Site-cost qualifier. No dollar figure until Jacob sets ranges. |
| 9 | Day 21 | Both | Can we do a 10 minute call? Weekday after 5, or Saturday morning? Or call me: (346) 273-1143. | 93 1 seg | Direct to the call. |
| 10 | Day 30 | Both | Still planning to build on {{lot_street}}? Reply YES, LATER or SOLD. I will match it. | 85 1 seg | Three-way reply branch. |
| 11 | Day 45 | Both | Last text from me for now. Report and call offer stand: (346) 273-1143, jacob@builderconnect.net. Reply STOP to opt out. | 120 1 seg | Close. Moves to monthly email only. |
Phone previews
1A | Day 0, instantly
Hi Alex, Jacob with Builder Connect Group (CB&A, Realtors). Got your lot report request for 1234 Sample Rd. On it. Reply STOP to opt out.
137 chars, 1 segment
1B | Day 0, 9am to 7pm CT
Hi Alex, Jacob with Builder Connect Group (CB&A, Realtors). Saw you bought a lot on 1234 Sample Rd. Planning to build? Reply STOP to opt out.
141 chars, 1 segment
2 | Day 0, +1 hour (or on reply)
Quick one: will you pay for the build with a one-time close loan, or draws as you go? It sets the timeline.
107 chars, 1 segment
3 | Day 1
County record for 1234 Sample Rd: flood zone Zone X, utilities MUD water, septic. Want the 2 minute walkthrough by phone?
121 chars, 1 segment
4 | Day 3, only if no loan answer
Do you have a lender yet? If not, I can point you to one who does Texas construction loans.
91 chars, 1 segment
5 | Day 5
4 homes permitted within 1 mile of 1234 Sample Rd in the past year. Want the list?
82 chars, 1 segment
6 | Day 8
Do you have a builder in mind? Either way, I can show you what builders are active near 1234 Sample Rd.
103 chars, 1 segment
7 | Day 11
How we get paid: the builder pays our fee. Going direct to a builder does not lower your price.
95 chars, 1 segment
8 | Day 15
Water and sewer on 1234 Sample Rd: reply 1 for MUD, 2 for well and septic, 3 for not sure. It moves site costs.
111 chars, 1 segment
9 | Day 21
Can we do a 10 minute call? Weekday after 5, or Saturday morning? Or call me: (346) 273-1143.
93 chars, 1 segment
10 | Day 30
Still planning to build on 1234 Sample Rd? Reply YES, LATER or SOLD. I will match it.
85 chars, 1 segment
11 | Day 45
Last text from me for now. Report and call offer stand: (346) 273-1143, jacob@builderconnect.net. Reply STOP to opt out.
120 chars, 1 segment
Reply handling
Loan type reply (text 2)
- "One-time close", "construction to perm", "one loan": tag one-time-close, priority hot, ISA calls within 5 minutes during hours.
- "Draws", "cash", "pay as I go": tag cash-draws, continue sequence, call within a day.
- "No lender" or "not sure": tag no-lender, send text 4 next.
Any other reply
- STOP, UNSUBSCRIBE, END, QUIT: suppress at once, confirm once.
- HELP: reply with name, brokerage, (346) 273-1143.
- SOLD: tag lot-sold, end sequence.
- Asks for a price: say Jacob will give a range on a call. Never text a cost figure. Range: [RANGE TO BE SET BY JACOB].
Operator notes (not customer copy)
- SAMPLE values for character counts only: first_name = Alex, lot_street = 1234 Sample Rd, flood_zone = Zone X, utilities = MUD water, septic, nearest_permits_1mi = 4. These are invented placeholders, not facts about any real address.
- Flood zone, utilities and nearby permits are not in the sample parcel file. Pull them per lot before text 3 and 5, or skip the text.
- Parcel data basis: 25,051 county lot owners on the list against about 803 individual-owned lot starts a year, so 1 in 31 build in a given year. So the sequence is built to find the owner who is ready fast, not to nurture all of them.
- Report requesters gave consent on the form (STOP/HELP, msg and data rates language lives on the form). Hot-feed purchasers have not. Hold text 1B until counsel clears it.
- Compensation line appears in text 7. If a text describes the lot report as costing the owner nothing, the compensation line must be in the same message or the prior one.