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Yocum’s Bay
fishing and living community

A low maintenance development, thirty wooded acres of lake front property will soon become homes for nature lovers that love to fish.  Approximately twenty-seven homes will line the roads cutting through the acreage. Building up, not out, will not only save precious land and keep building cost low, but will also offer a spectacular view from the roof top patios. The no frills exterior style of our model home lives up to the fisherman’s reputation of being rugged and tough, however, step inside to modern conveniences and comfort that include options for gas log or wood burning fireplaces, with one, two, or even three-bedroom suite floor plans to choose from.

Homes may be used for corporate vacations, short term lease investments or individual ownership, with our shop keeper available for registering guests and managing cleaning service

Lightly stocked with catfish, our man-made streams will back up to the homes. Rear decks will hang over the water’s edge, making life a little easier for the lazy fisherman. Being bottom feeders, catfish will be relatively safe from predators in our shallow waterway, and they’ll also keep the streams clear.

In the event we’re not allowed to install individual septic tanks, our streams will double as lagoons, with some of the expense shared by the home buyers

A small park will fill the space between the two roads, giving the kids a place to play, and maybe a few boulders to climb. Yocum’s park will be a great spot to picnic, or meet the neighbors. Nature trails will wind in and around the trees, opening up to small clearings that invite a variety of wildlife to frequent

A cooperative of sorts, the homeowners will share ownership of the common grounds and shop, as well as the responsibility. Yocum’s Bay home owners association will be established soon after construction begins. One of the twenty-seven units will be modified as a shop with an apartment above for our shop keeper who will live on site. The shop will offer a wide variety of supplies, groceries and even kayaks to rent. The profit made from this shop will offset the cost to maintain the property, taking a good portion of the load off the homeowners. The shop will have a large picnic table inside and out, offering a spot for patrons to meet for coffee and donuts before heading out to the lake.

Click here to view our Lake View house plan

1517 SF Minimum square footage

Lot sizes: 1/10 of an acre, or approximately 56′ (width) by 78′ (length) starting at the road, and ending at the stream) with 10′ on each side of house for additional parking. Staggered placement of the lots, with a minimum of one lot size of common ground in between will offer each home a measure of privacy. Lots will be cleared as a courtesy for future home buyers if our infrastructure budget allows. Roughly five acres of trees for the entire project will be removed.  The lots will be completely cleared of trees, with mostly pervious substrate, such as river rock, offering a very low maintenance yard that’s harmonious with nature. Homeowners will be responsible for maintaining their own lots, however, common grounds will be maintained by the HOA

Minimum lot cost which includes shared rights to common grounds……$38,500 (Pays off loan)
(Divide budget of $1,000,000 by twenty six units)

Home building costs
The estimates below do not include profit

Building cost of 2168 SF unit (3 bedrooms)……..$260,160
Land cost…….$38,500
                                                                    Total cost…….$298,660

Building cost of 1552 SF unit (2 bedrooms)………$186,240
Land cost…….$38,500
                                                                  Total cost……..$224,740

Building cost of 1517 SF unit (one bedroom)…….$182,040
Land cost……….$38,500
                                                                     Total cost…….$220,540
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Estimated start up budget……….$1,000,000
Interest on loan hasn’t been calculated into estimated cost

Three bedroom model home……………………………………………………$260,000
This amount will be redeemed after the model is sold

900 SF Shop (stocked)……………………………………………….. $150,000

Infrastructure…………………………………………………………………………………..$535,000
Utilities, park, grade and gravel roads, clear trees
Build streams, landscape and stock 

Clerical……………………………………………………………………………$15,000
Legal fees, insurance, accounting and permits

Survey and plat……………………………………………………………..$20,000

Design and planning……………………………………………………$20,000

Recommend adding $100,000 to each home sale, which brings the projected profit to $2,600,000, however, the $600,000 should be budgeted for cost overrun, as this is only a startup estimate. Additional funds may be necessary to complete the infrastructure.

Recommend planning the development out in three phases, with one phase supporting the next. The goal is to complete the development having profited two million dollars.

Investors reserve the right to purchase one home at cost

In the event our request for permit to develop thirty acres with 27 structures is denied, we’ll request permission to build 15, and if that request is denied, we’ll build one home per five acres. The size and cost per home will increase as the number of homes decrease. Profit margin may or may not be affected

 

 

 

Park Villas Back up plan
In the event Green county doesn’t approve our forty home development, we’ll build twelve homes ranging from 3400 to 4400 SF using the same theme. The land plan will be close to the same, with the backs circling a park, and the fronts facing the road and outskirts of property

1600 SF club house, pool and cabana. Reception seats sixty, and doubles as daycare

Each home will be placed on a one half acre lot, which the homeowner will be responsible for maintaining, however, the entire thirty seven acres will be shared as common ground, owned and maintained by all of the twelve homeowners

Budget for start up…..$360,000 (return 50% of lot, or land share sales to investor
37 acre tract purchase………$300,000
Design and planning………..$30,000
Surveying, land plan, approval and permits ……..$20,000
Promotions, legal fees, accounting and insurance………$10,000

Infrastructure…………….$150,000 offer two home shares for one to builder. Two homes used as models
Road, utilities, park and landscaping

Club house and pool………………………$450,000
Start construction after half of the home shares are sold

Twelve home shares of the thirty seven acre development, starting at $150,000 = $1,800,000

Projected average 4000 SF of structure per lot with 12 homes total, estimated selling price at $225 per SF = $10,800,000
Projected average 4000 SF of structure per lot with 12 homes total, estimated cost to build at $150 per SF = $7,200,000

Projected gross profit…….$5,400,000
Less two home shares given to investor………. $900,000 = $4,500,000

Bois D Ark Park Villas

Family will be at the center of attention with this thirty seven acre development. Forty building lots will wrap a park that sprawls in between the long, twisting row of homes. Entries and garage doors will face the road, which circles the outskirt. Back doors and patios will look out onto the park. Children will be safely away from traffic while being entertained for hours on end. A path will follow the edge of the property, providing a great place to walk the dog, or take a jog.

The delightful and unique, doll house styling of our models will be the first of many with an array of pastel colors of Spring. Most of the trim will be faux, or hand painted

Swing set, jungle gym, merry go round, sand box and splash pad will be scattered between picnic tables and park benches. A skate path will wind in and around the park’s features.

Homes will range from 2400 (minimum) to 4400 SF

Each model has various floor plan versions to choose from, offering three to six bedroom options. The exterior views may change slightly according to which options are selected, but something they all have in common; one side of the house has no windows or doors, giving their neighbor privacy. We’ll request zero lot lines from the county, meaning one side of the home will be placed directly on the property line, making for a large side yard.

Oval shapes represent lots

We’ll be using quality finishes inside and out. Real stone, real wood, and real stucco, unlike other houses built today. All of the homes will be closely related in style and materials, creating a development that greatly pleases the eye. Simple structures with straight gables will keep the budget in check. The model home we build will set the precedence for the entire development, however, some homes may be customized specifically for the buyer. Our group will retain exclusive rights to design and building.

 

 

The  twenty one hundred square foot club house will be a delightful place for members to meet, or socialize. The reception room conveniently doubles as a day care during business hours.

The residents will enjoy swimming and socializing at the club’s pool, and when the skies darken, and the winds blow, they’ll feel safe in the storm shelter. The second floor will be left unfinished, leaving it up to the residents to complete the attic space, be it for profit, or for their own enjoyment. The club provides the perfect venue for special occasions, providing an opportunity for the development to profit.

Forty, quarter acre lots averaging 91′ x 119′

Closely related in style, structure and layout, each model has a variety of options

 

View models and club house design by clicking on the links below
Park Villa Club House
Model A
Model B
Model C

The Park Villas will be exclusively designed and built by invitation only

Projected start up cost……….$1,930,000
37 acre tract purchase………$350,000
Advertising……………..$50,000
Infrastructure…………….$400,000
Roads and parking areas, utilities, park, gardens and landscaping
Model home A  (3400 SF roof top patio version)……………………………$560,000 (estimated building cost)
Country club and pool…………………………….$470,000 (estimated building cost)
Surveying and land plan……..$20,000
Design and planning……….$30,000
Legal fees, accounting, insurance, and permits…………….$50,000

Projected gross profit…….$19,400,000
Forty 1/4 acre lots @ $35,000 = $1,400,000
Home sales = $18,000,000
Projected average 3000 SF of structure per lot with 40 lots total, estimated selling price at $250 per SF = $30,000,000
Projected average 3000 SF of structure per lot with 40 lots total, estimated cost to build at $150 per SF = $18,000,000

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Our group will start up the home owner’s association, turning it over to the residents as soon as the development is close to completion and established. Unlike most developments, Park Villa residents will be the owners and operators. Holding special events, or running the day care may not offer a great profit, but it will definitely relieve the financial burden of maintenance, lowering, if not eliminating monthly membership fees

Start up begins as soon as financing is in place, with three to five years completion time anticipated