Updated 11.21.25

That’s how home builder coach normally explain it to people. And I think it makes logical sense. Yeah, I get it. And I think you’re understanding me, but I’m not sure if if we’re on the same page where the disconnect came in.

 

But I understand exactly what you’re saying. Obviously there’s going to be a lot, premium difference. That’s that’s a given. I knew that, and I think the conversation I tried to have with John initially, I probably didn’t describe it further, and he didn’t pursue it further. So we just left off with the base prices. The base price.

 

Yeah. And know but it does change. And what my feeling probably was on that home builder coach probably got too technical. It’s like the house itself. No the house itself. Right. It’s never going to change where you put that house. That will change. Right? Right. And that is the card I played with them is it’s the location. You know, you have to drive another 30 minutes out to Marshfield.

 

When in Rogersville you you would not. Well, depending on which way you’re coming from but I based I would actually say one thing slightly different than that though, John, only from the fact that you guys will continue to expand. And so, for example, for home builder coach in Tulsa, on the east side of Tulsa, we have Broken Arrow on the west side of Tulsa, we have Jenks or Bixby, and there are about a 45 minute drive away.

 

The framers that frame our house in Broken Arrow will not drive to Jenks in Bixby. So I have a completely different set of framers, and it’s a different cost to frame. So my price of the exact same home would be different in those two locations of the house itself. And also as we went into Oklahoma City, which is two hours away, the cost of materials changed and then the cost of the labor was different.

 

So the exact same home could be 25 or $30,000 more in Oklahoma City than it could be in the Tulsa area. The other thing I would say is it can be covenant driven as well, because in one neighborhood you might have a electric furnace, water heater stove, in another one you might have gas. And those are different material costs.

 

And then you also might have a covenant driven thing of like some neighborhoods. It’s like it’s mandatory that you have two trees in the front yard and in the southern neighborhood, you don’t have to have it. So there can be covenant driven things that can vary a little bit. Those are usually smaller variations, but the further apart the communities are, the bigger the factor of the house can cost a different amount as well.

 

So home builder coach would say, you know, if they’re both in Rogersville, right. Probably the same, but close enough together. We’re using all the same trades, all the same suppliers. But as you guys grow, you’ll have different trades and different suppliers in your actual cost of your home will change. And then covenant restrictions like you might get into a neighborhood where there it’s mandatory that the front of the house have brick on it.

 

Well, that’s going to cost more than siding, right. So you just have to be a little bit I would just always tell customers it’s always a different price in different communities, because the cost of the land is different and sometimes the features are different. And then that way you’re like not painting yourself into a corner on it. So, just trying to help with that language a little bit so we don’t get stuck on one of those.

 

Again, those are no fun. It sucks because customers are totally fine with them making a mistake or an error, but they’re never fine with us making one. Right. Well. And it’s. Yeah. And it’s just one of those things that, you know, we learn and, we’ll learn from and we’re just going to move on. But they are still very engaged.

 

They’re just, taking two weeks off to go visit with family. And I spoke with them yesterday, and, everything is looking good. Well, that’s great way to keep them engaged. It’s because you’re doing a great job, and they probably like you and like working with you. And they know that, you know, sometimes people will be forgiving, sometimes there’s not.

 

If it’s an engineer, they probably are less forgiving than somebody who’s not an engineer. Right, right. So well, good job keeping them, moving still, you know, talking and engaged in the conversation. So, I just wanted to, like, make sure you understood where to find all the answers to those questions, and I appreciate it again. So, you know, I my in my thought process, it’s we win or we learn, right?

 

So it’s like if we if we always learn from a thing that goes a little bit sideways, then we don’t lose because we learned, right? And then we don’t. And then we hope to not repeat it right. So right I did because that came up, I did ask Joe, to go create you guys a new base price matrix.

 

John, you have this, but I believe it’s not updated currently. So let me just show you what I’m talking about.

 

I can’t spell, so give me a second base prices.

 

We’re going to make a report straight out of Mark systems for you, but it’s like, so that every plan in every community has its own thing. And then we can filter based on communities or based on whatever we want to so we can, you know, clear. Do I have one of those? You do have this. But what I’m saying is this one is wrong right now.

 

It’s not up to date. I’m going to make you one that comes that pulls the information straight from Mark systems. No, I was asking, does Haven have one? You do have one of these. Yes. Sorry. I thought that was gonna tell you. Asking. No. That’s okay. You do have one of these. That’s cool. Yeah. Then it’s a lot of pressure different now, so I don’t know what the base prices are.

 

Right. Yours also needs to be updated since you guys just launched, but, here’s what. Here’s yours right here.

 

And right now it’s filtered. Right. So you can filter different things. Yeah, I have that. But I don’t think those those prices just aren’t right. Right. And that’s what I’m saying. Yeah. We’re going to make a call from the systems. But just to give you an idea here, Natalia, for this scenario, you could hit clear and turn on Amethyst basement.

 

And now it would show you where you can and cannot build it and what the price is in each neighborhood. Okay. That’s good. Yeah. So then you, you know, obviously these are not updated at the moment because this is a manual document. I’m going to create it out of Mark systems. But then you would have been able to just quickly go look at this.

 

And what home builder coach used to do when I was going to meet with a client because we had like 58 floor plans in 38 neighborhoods.

 

That’s a big spreadsheet. That’s like 1600 lines of data, like, I can’t look at that. So what I would do is I would turn on just what I wanted to see, and I would print it before the customer came in for the appointment.

 

Does that make sense? It does. But what I’m having a little bit of a hard time with, and I think John kind of is working on that maybe helps somewhat in that area. Available inventory at the moment. Yeah. Move in ready available inventory. Yeah I think, John, what you’re providing is, you know, what stage it’s kind of like, oh, well it’s got plumbing and well, then I tell you what’s available to I want to see what’s available in each community.

 

The price, the size, the name of the floor plan. That’s it. So that way I could just easily. And I don’t even have to show this to them because, you know, we’re not given a price without a monthly mortgage breakdown. So that’s fine. I just want to know, like, okay, these folks that they kind of like my my appointment yesterday, she wants to be on the north side.

 

Bolivar. Well, we don’t really have anything in Bolivar at the moment, but you have, you know, this are you are you aware of this? What am I looking at? My market system for market ready homes report. Where did you exactly find that? Do I have access to you? Yeah. You don’t have access to. I don’t have access to that.

 

Yeah.

 

So that. That’s kind of where. Yeah. She wasn’t able to pull it up while we were out there yesterday or not yesterday, but the last week. A reason we wouldn’t have access to Joe. Thank you. What? I think. Yeah. Let me see if we can turn that on for you. But that’s like the simplest answer. It makes it so difficult to just.

 

I literally have to call John every time. Hey, do we have something in this community? And of course, if you go into a lot, you. It only gives you Marshfield. Rogersville. And I think something else. Right. So we can we don’t have the oddball stuff on. I don’t I don’t have the oddball. So I just I don’t feel at my best, you know, I don’t feel like I can really answer all of their questions.

 

And I don’t like that. I want to know I want to see what we have that’s available in the moment. Move and ready, period. Available inventory. Every community has it. So.

 

You know, would you like this document? I, is that John? Is that what you provided? Something similar. There’s something similar. It was it was what was under it was a progress report. So it’s had everything from progress things. It had everything from the specs to what was already under contract and what stage they were at. And that’s good.

 

But I specifically want something that’s just available inventory period, which that has this has, what stage they’re at as of last, last dates are at two. So yeah, this this is it. I mean, this is, to me the simplest thing possible. I think this is really, really easy for you to look at. So I’ll email this to you.

 

This is live information, and it tells you what the last task that was performed on the home was. And you’ll just you need to just understand if it says 100% complete, then it’s 100% complete. And you can print this out and you can just highlight the ones that say 100% complete. If you want to. This is every home you have right here.

 

It tells you what the most recent task completed was. So if it says drywall finish, you know the house was just drywall. If it says framing labor, you know the house is framed. So are you saying you just want me to pick through this and just make my own spreadsheet that has the available inventory in each community? Well, I don’t think you need to.

 

You don’t do that. I mean, I think this tells you everything you would ever want to know about the status of every home you have. It’s it’s by neighborhood. Yeah. Just like every position. And it tells you what the stage of construction is. And I think you want to sell more than just 100% complete homes, right? I do, but it would be nice to just be able to go to a list that, you know, once they’re set on a floor plan, I just know, okay, well, you want to be on the north side.

 

Here’s all the move in ready homes on the north side. And, you know, in Bolivar or whichever area you know, we’re building in on the north side. Why don’t you look closely? I’ll email this to you. Why don’t you look closely at it, see what it is. I think this is the best possible thing you could have, because it really just gives you all of the information you want.

 

And, and then, home builder coach can talk to you more about it later and go into more detail, but I gotta jump in to my next meeting. But I think that should give you all the answers to all the questions, and it gives you your full inventory, and you just have to know what you’re looking at to know what stages they’re at.

 

That’s all. So okay guys, I appreciate you. I’m going to jump into my next meeting. Hope you have a great rest of your day.