Got a lot?
I'm your guy.

Two numbers: the house and the dirt. The house is the easy one, because Breeze Homes publishes base prices for its plans. The dirt is where lots differ. Clearing, fill, the driveway, water and sewer connections or a well and septic, permits and impact fees all depend on your property. Two lots on the same street can land far apart. I check yours against the county records and give you a working budget with both numbers before you pay for a survey or any study.

I start with five things: zoning and setbacks, flood zone, utilities, road access, and what's on the ground, like trees, old slabs and low spots. Then I lay a plan footprint on it. Once the side setbacks come off, a 50-foot lot is narrower than most people expect, which is why Breeze has plans only 27 feet wide. You'll know which plans fit and what still needs a surveyor or the county to confirm.

Run it both ways. If the house needs a roof, wiring, plumbing and foundation work, the land is often the valuable part. I get a demolition quote, check which utilities are already at the lot, and put three numbers side by side: sell it as is, renovate it, or tear down and build new. Then the choice is usually obvious.

An infill lot is a vacant or underused lot inside a neighborhood that's already built out, like Riverside, Springfield or Arlington. The street, power and usually water and sewer are already there, which can save real money on site work. The trade-off is that infill lots tend to be narrow and come with setback, tree and sometimes historic district rules, so plan fit matters more.

Yes, that's how I work. I help you buy and sell the lots, show you what each one is worth today and what it should sell or rent for once it's built, and tell you which deals to skip. Breeze Homes builds, one house or five at a time, and I run the process with their team. When the homes are done I help you decide the next move: sell, rent or roll into the next lot. Where zoning allows two units, a duplex plan can put two rentals on one lot.

Usually, yes. Most people use a construction-to-permanent loan: one closing, interest-only payments while the home is built, then it converts to a regular mortgage. If you own the lot, a lender can often count your equity in it toward the down payment. Every lender sets its own terms, so I introduce you to construction lenders early and you'll know your range before you spend money on property studies.

No. Call me before you buy. I'd much rather look at a lot while it's still a listing than after you close on it. The cheapest lot is not always the cheapest project, and a ten-minute look up front can save you from buying a problem.

Yes. You don't have to build with anyone to work with me, and I can help you buy or sell any property. Residential lots and teardowns are my specialty. If you're selling, I can show buyers what fits on your lot and what it costs to build there, which answers their biggest questions up front. If you're buying, I check buildability before you make an offer. Real estate services are provided through Florida Homes Realty & Mortgage.

No. Breeze Homes builds the home and its construction team runs the job site. I'm the one who makes it easy. I get your lot checked, your plan picked and your price in writing, I keep the lender and the paperwork moving, and I stay your contact the whole way.

Duval, St. Johns, Clay and Nassau counties. That's Jacksonville and its neighborhoods, the Beaches, Nocatee, Ponte Vedra and St. Augustine, Orange Park, Fleming Island, Middleburg and Green Cove Springs, and Yulee, Fernandina Beach and Callahan. If your lot is close to that line, send it to me anyway and I'll tell you.