Built for builders, not homeowners
A consumer mortgage desk is the wrong tool for a ground-up build. Builders and developers need a loan that funds land and vertical construction, releases on a draw schedule, and is underwritten on the deal: the budget, the projected finished value, and your track record. That is a different conversation than a 30-year purchase loan.
As an independent mortgage broker, InSync is not tied to one bank's box. We take your project, build the package a construction lender needs to say yes, and shop it across multiple capital sources so the terms compete for your deal instead of the other way around.
The multi-lot developer is who we build for
A single spec build is straightforward. The deals that actually need a broker are the multi-lot and subdivision packages: several lots, several budgets, several draw schedules, and one capital structure that has to hold together and still pay out lot by lot. That is the work we do most, for production builders, spec builders scaling up, and developers taking down a subdivision.
We have structured and closed multi-lot ground-up subdivision financing here in the Houston area, with each lot carried on its own budget and draws managed stage by stage through to payoff. If your last lender treated a five-lot rollup like five separate consumer loans, you already know why that matters.
What we finance
- Spec homes. Single ground-up builds for resale, sized on land basis plus budget against projected value.
- Custom builds. Build-to-order projects where the draw schedule tracks the construction timeline.
- Multi-lot & subdivision packages. Several lots underwritten together, each on its own budget, draws, and exit.
- Lot plus vertical. Financing that covers the land position and the construction in one structured facility.
How we package and shop your deal
The work that gets a builder approved happens before a lender ever sees the file. We handle that end to end:
- Pro forma & sizing. All-in cost, loan-to-cost and loan-to-value against projected value, and cash-to-close so you know the deal before you commit.
- Draw schedule. A budget broken into fundable stages that lenders and inspectors can work from.
- Lender comparison. The same package sent to multiple construction capital sources, with their terms lined up side by side.
- Submission package. A clean, lender-ready file so underwriting moves on the deal instead of chasing documents.
Already shopping a build or a multi-lot package? Send the lot list and budgets and we will size it and lay out the options. Call 713-548-7350 or email ben@insync.homes.
What construction lenders look at
| Factor | Why it matters |
|---|
| Building experience | Completed projects show you can deliver on budget and on time. |
| Land basis | What you are into the lot for sets the foundation of the loan. |
| Construction budget | The line-item budget drives the holdback and the draw schedule. |
| LTC & LTV | Loan-to-cost and loan-to-value against projected finished value cap the loan size. |
| Exit strategy | A clear sale or refinance plan tells the lender how the loan gets repaid. |
Why a broker beats a single lender
A builder who banks one lender takes that lender's terms, and lives with that lender's slow file or tight box on the next deal. Running your package through several construction sources keeps the options open and the terms honest, and it means one relationship can carry you across many projects instead of starting over each time.
Building outside the Houston area? Commercial and builder financing covers spec homes, multiple lots, land plus vertical construction and small multifamily in other markets, subject to state authorization and lender coverage.
Frequently asked questions
Do you finance builders and developers, not just homeowners?
Yes. This is builder and developer financing for ground-up projects. The loan is underwritten on the project economics and your building experience, not a consumer mortgage profile.
Can you finance more than one lot at a time?
Yes. We package single spec builds as well as multi-lot and subdivision rollups, with each lot underwritten on its own budget, draw schedule, and projected value.
Can one relationship carry me across multiple projects?
That is the point of working with a broker. Instead of re-qualifying with a new bank every time you outgrow a line, we keep your numbers and your track record on file and shop each new build or phase across our capital sources. One relationship, many closings.
How is a construction loan structured?
Construction loans are interest-only during the build. The construction budget is held back and released through a draw schedule as work is completed and inspected, and interest accrues only on the funds that have actually been drawn.
What do I need to send to get a quote?
The lot or lots, your land basis, the construction budget, the projected finished value, and a short summary of your building experience. That is enough to size the loan and lay out options.
Reviewed by Ben Helstein, Texas real estate broker (TREC 727703-B, verify) and mortgage loan originator (NMLS 1577314, verify), InSync Loans NMLS 1829321. Last reviewed September 2026.
Program details, eligibility and terms depend on the lender and current guidelines. How we check our numbers. Equal Housing Opportunity.