September 2026

Development teams now run a project's construction money in one line of record: bids leveled and awarded, scopes broken into a schedule of values, contractor pay applications approved against that schedule, and draws built only from work that cleared approval.

• Awards happen off a leveling matrix that shows unpriced lines, open clarifications, and anything else blocking a decision, and awarding around a blocker records the reason.
• Pay applications move through an approval gate, print on the standard contractor forms, and roll up into a lender draw package as a document or a spreadsheet.
• Every cost line is classified as district eligible, developer share, or non-district as it is entered, so the reimbursable figure comes off the ledger instead of a side spreadsheet.
• Budget lines carry estimate to complete, estimate at completion, and variance at completion, and change orders adjust the schedule of values they sit on.

Land bankers can set the rule that decides which lots a builder takes next, and issue a dated exhibit carrying full legal descriptions for every takedown, instead of assembling that roster by hand each time.

• Allocation rules cover ready first, sequential, round robin across blocks, and assigned blocks, with section, premium, and hold back filters applied to the live roster.
• Each exhibit lists lot, block, section legal name, plat number, recording date, and recordation number, and prints with a signature block.
• An issued takedown exhibit becomes the closing instructions for that takedown, and a plat that records drafts a recordation exhibit across the whole roster.
• Lots now carry readiness certificates with supporting evidence, and on facilities that require it a takedown cannot be funded until the lot is certified ready.

Land bankers can amend a facility under version control, bill carry from a real invested capital ledger rather than a recalculated estimate, and send capital partners a weekly pack without assembling it by hand.

• Amendments are versioned across every amendable term and the lot roster, with draft, approval, and issue steps, and the facility shows which amendment is in force.
• A roster change issues an exhibit that supersedes the one before it, and an edit made outside an amendment is flagged rather than blocked.
• The invested capital ledger tracks opening basis, tranches, development draws, and takedown reductions month by month, and carry invoices are issued, emailed, and followed to paid.
• Facilities can be grouped into pools with cross termination and caps, and the weekly pack is written per partner with the sponsor's own economics removed.

Reviewers can attach conditions and variances to an approval and hold both the final sign off and the deposit refund until they are cleared, and every fee a builder owes now runs through one ledger with statements on both sides.

• Builders clear their open conditions in the builder portal and attach photographs or documents as evidence.
• The fee wallet handles automatic draws, holds that need approval, refunds that need a second signer, reversals, and reconciliation against the ledger.
• Builders get a fee register with their own statements and refund history, and the community exports the ledger to its accounting system.
• A reviewer who approves over a repetition block has to record why, and the override stays with the decision.

Every file on a site plan or a master plan now lives in one library with its full version history, and the home that was finally approved is sealed into a certificate the HOA package carries.

• Files are versioned with the current one in front, marked visible to builders or internal only, archived with a reason and restorable, and every download is logged.
• The current documents download as a single packet with a manifest, and a required attachment checklist shows what a submittal is still missing.
• A birth certificate is issued at final pass, at close, or by hand, recording the approved home and the guideline versions it was judged under, and HOA lot packages carry those certificates with the documents of record.
• Square footage compliance now compares the marketing number against the number ARC approved and flags plans and submittals whose figures disagree.

Builders can submit fence and pool requests through the builder portal, and the community's rules about which homesites may have them are enforced at submittal rather than discovered at inspection.

• Each community defines the form, and a rule that refuses a submittal is quoted beside the field it names.
• Lot flags let a community bar a pool or a fence on specific homesites, and reviewers edit those flags straight from the request queue.
• Conditions attached to a request gate that request only, so a pool condition never holds up the house.
• The queue shows which communities still need their fence and pool inspection templates in place.

Entitlements now run as a dated path on the project schedule with the obligations a development agreement creates hanging off it, and each district has its own view of what it can be reimbursed for and when it can apply.

• Entitlement milestones sit on the project schedule board beside construction phases, each carrying its own notes, with a master planned community template to start from.
• A task that lands in the wrong construction season is flagged, and a project cannot advance a stage while an entitlement it depends on is still open.
• Obligations from a development agreement seed budget lines as the project advances, so a commitment made at the negotiating table shows up in the budget.
• Each district carries a reimbursable cost register measured against its bond threshold, a developer interest clock with its cap, engineer completion certificates per contract, and a bond packet that exports as a document and a spreadsheet.

Acquisition teams can run a feasibility period inside Pipsy and produce the packet an investment committee signs, with the findings, the yield, and the clock all on one page.

• Due diligence findings are typed by kind and carry what each one does to the deal.
• Yield versions are tied to land plan revisions, and the version a team settles on can be pushed into underwriting.
• A feasibility clock and a soft cost burn tile show how much time and money is left before the deposit goes hard.
• Go, no go, and extend decisions are recorded against the project, and a project cannot leave due diligence with its packet undecided.

Superintendents can work the punch list from a phone on the lot in front of them, with photographs and location captured on the spot, and log the day's crews and equipment before leaving the site.

• Punch items carry the lot they belong to, photographs, location, who raised them, and who signed them off.
• The daily log records the phase, the lots worked, manpower, and equipment on site.
• Open punch items feed the lot's readiness, so a lot with work outstanding cannot quietly be certified.
• Drive Mode notes go to several recipient groups at once, including superintendents, and a pad ready flag can be set from the truck.

When a home closes, the work that follows now starts on its own. HOA setup, district connection counts, the welcome packet, and the resident app are all notified from the closing itself.

• A closing, a reversal, or a bust out raises one event that every downstream system reads, so nothing waits on someone remembering to send it.
• Each handoff records its own result, and a failed one can be retried, replayed, or backfilled across a date range.
• A community can point a signed notification at a system of its own, and turn individual handoffs on or off.
• Buyer and resident lists sync to Mailchimp, so marketing lists stay current without an export.

Pro formas are edited directly in a grid and approved as a snapshot, and the model keeps reading itself against reality: what was underwritten, what is under contract with builders, and what has actually closed.

• A template library starts a new deal from a standard structure, and approving a pro forma snapshots it so later edits cannot rewrite the approved deal.
• Lot products carry a tax card covering school district, county, municipal district, improvement district, and HOA, so the burden a buyer will see is modeled with the deal.
• A builder commitment log follows a deal from letter of intent through executed contract, with cadence and incentives, and shows takedown risk per lot product.
• Gap out snapshots show pace against underwriting with the date the next phase has to deliver by, and a phase can be opened, released, or held straight from the row.

Every ARC denial now rests on a cited guideline clause, reviewers can see what is waiting and for how long, and repetition rules are enforced the same way everywhere a plan is shown.

• A clause library is built by pasting in the guidelines, and decision templates write the language around the clause a denial cites.
• The review clock shows what is waiting and how long it has waited, and warns before a deemed approval window closes without approving anything itself.
• An attention queue flags construction seen without an approved plan or running ahead of an open condition, and a confirmed flag becomes a compliance inspection.
• Monotony gains an advisory city overlay pack, material proximity weighting, and wall color groups scoped per community, and the public site is checked against the same rule so a buyer is never shown a plan that would be refused.

Marketing teams can build the Welcome Center touchscreen themselves, publishing a kiosk's navigation and pages per community without waiting on anyone.

• A kiosk is edited as a draft and published when it is ready, with every published version kept so a community can see what changed.
• Pages hold a community's own images and video, and a layout can be saved as a template and reused across communities.
• Publishing refreshes the live inventory behind the kiosk, so a lot that sells comes off the touchscreen along with the website.

Development teams can bring a plat in from the engineer's drawing and assign it straight to a phase, fix anything that lands wrong on the map, and read each lot's county appraised value in Pipsy.

• Blocks or lot number ranges are assigned to a phase, with the boundary, lot geometry, and counts coming across with them, and an import can be reverted.
• Lots that land in the wrong place are corrected on the map rather than imported again, and every change to a lot is kept in an audit trail.
• The surface to grid factor is remembered per community, and a duplicate outline is flagged before anything is created.
• County appraisal records sync across county lines, so a community that straddles a county boundary reads as one, and each lot carries its appraised value.

Communities have much finer control over what the public map and list show. Pricing that is not set yet, lots held back from release, resale and under construction homes, and developer-owned homesites all now read correctly to a buyer.

• A home without a price shows wording the community chooses rather than a blank or a zero, and floorplan pricing follows the base price the community publishes.
• Lots held back stay off the map and out of the list entirely, and builders, lot types, and statuses can each be turned on or off per community.
• Resale homes, homes under construction, model homes, and developer-owned homesites each get their own treatment, and a homesite with no plans attached says so in the community's own words.
• Lot size reads in acres or square feet to the community's preference, full and half baths are listed separately, and a single lot can be shared by link from the map.