Capital Homes NC

Name: Capital Homes NC
Address: 9121 Anson Way suite 200, Raleigh, NC, 27615, US
Telephone: +19195781090

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Capital Homes NC

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Capital Homes NC is a real estate development/investment company based out of Raleigh, NC. We’re a family owned

11/03/2026

THE BUILD TUESDAY — Pikeville, NC

"Build-ready" gets thrown around a lot. Here's what it actually means — four boxes checked before the first shovel:

1. FLAT & CLEARED — vegetation cleared, lot ready to go.
2. SEPTIC PERMIT — 3-bedroom septic permit, state approved.
3. UTILITIES IN — electric connected, county water available.
4. SITE PLAN APPROVED — development status confirmed on the record.

A lot that clears all four is a build. A lot that clears three is a project with a price tag attached.

The proof it works: three new builds just sold on that same street — $269,000 to $289,999.

Private lenders: this is the groundwork that protects your capital — every box verified before a dollar moves.

11/02/2026

NUMBERS MONDAY — Pikeville, NC

Two build-ready lots. Ask: $59,000 each.

The land evidence says otherwise: the builder next door paid $45,000 for the identical-size lot on the same street (Aug 2025). County land value is $40,000 per lot. The ask is 47.5% above assessed value.

Three new builds just sold on that street — $269,000 to $289,999 — so a 3-bed, ~1,285 sq ft build is worth about $269K finished.

Our offer zone for the pair: $85,000–$97,000. At ~$90,000 it pencils. At the $118,000 ask, land eats 44% of the finished value.

Verdict: WATCH. We don't pay asking — we pay what the land evidence says.

Private lenders: this is the underwriting that protects your capital.

10/30/2026

Got it done now its your turn...🙏🏾

10/29/2026

Deal Breakdown Thursday: the Wendell lot we passed on — and why.

The comps passed. Two new builds sold within 1 mile in the last 4 years, both over our $240K floor: $454,400 (May 2026, detached) and $259,990 (October 2026, townhome). Nothing at 0.25 or 0.5 miles, but the 1-mile ring carried the comp gate.

The land price failed it. Our contract zone was $20K–$25K, assign target around $45K. The pitch sat well above that — roughly 3x the zone. The math never closed.

Lesson: price the dirt first, then check the comps. Good comps don't save a bad land price.

Most lots fail. That's the point — the screen protects the build.

Private lenders: this is the diligence your capital sits behind. We're building across Raleigh-Durham and eastern NC.

10/28/2026

Playbook Wednesday: the six gates every lot clears — or we pass.

1. 1 acre or less. Infill only; rural or isolated land is out.
2. Paved road + street access.
3. Neighbors on both sides — a real residential street, verified on the map and in photos.
4. Public water + sewer preferred; well and septic get deprioritized.
5. A new-build comp at $240K+, sold within the last 4 years, in the same pocket.
6. A 20% margin, minimum — underwritten before we touch dirt, never after.

Comps get pulled tight: 0.25 mile first, never past 1 mile, never from another neighborhood.

Most lots fail. That's the point — the screen is what protects the build.

Private lenders: this is the diligence your capital sits behind. We're building across Raleigh-Durham and eastern NC.

10/27/2026

Build Tuesday: the house we build.

A 2-bed, 2-bath plan on infill lots — small, efficient, priced to sell. In Goldsboro, the spec sheet reads: Land $18K–$20K · Build $85K–$90K (builder-confirmed) · Exit $165K–$195K (repriced on 12 verified new-construction comps).

One worked example: $180K exit − $18K land − $88K build leaves ~$38K of room inside our 20% margin target.

We don't build the biggest house on the street. We build the one the comps support.

We're building across Raleigh-Durham and eastern NC. Private lenders: every deal is underwritten before we touch dirt.

10/26/2026

Numbers Monday: auction math.

We scanned 132 NC foreclosure listings this week. Most never made it past the first screen — and that's the point.

55 dropped: under 10 days to auction. 16 dropped: built 2015 or newer. 61 went through the full funnel. Only 4 had real opening bids.

Then the gates: 20% gross equity minimum to pass, 40%+ is HOT. Max allowable offer = 70% of ARV minus rehab.

One Huntersville auction cleared 55.9% gross equity. That's what a funnel is for — it finds the one worth the work and screens out the rest.

NC caution on every auction deal: a 10-day upset-bid period plus title verification before anything moves.

Private lenders: every deal is underwritten before we bid. Screen hard, bid rarely, buy right.

10/23/2026

I repriced my exit in a day.

For weeks my working assumption on our 2BR/2BA floor plan was a $212K–$225K exit. Then the Goldsboro comp pull came back: 12 verified new-construction comps, and the cleaner 2/2s were selling $165K–$183K.

I didn't negotiate with the data. The exit lane moved to $165K–$195K that same day, and the build sheet, the land benchmarks, and the monitor rules all followed. The deal math had to work at real numbers — or it doesn't work.

That's the operator part of this job nobody sees: killing your own assumptions on purpose, in public, because the alternative is underwriting a fantasy.

Private lenders: this is how your capital gets protected on every deal we touch. The comps decide — never my ego.

10/22/2026

Deal Breakdown: the $700K "subdivision" that wasn't.

A Durham infill lot listed this week as four subdivided, build-ready lots. Ask: $700,000.

We checked the county record: it's one parcel, never subdivided. The listing's own subdivision field says "to be added."

Then we priced the dirt off recorded sales: builders paid ~$247K/acre for land nearby, which pencils this 0.72 acres to ~$178K. New homes nearby sold $405K–$610K — at a $700K land basis, the deal is underwater before the first foundation.

Our zone: $150K–$200K. The ask is 3.9x the dirt.

Listings are marketing. County records are the truth.

Private lenders: every deal is underwritten before we touch dirt. Building across Raleigh-Durham and eastern NC.

10/22/2026

Price your dirt from sold lots — not asking prices, not gut feel.

In Goldsboro this month we pulled 13 infill lot sales from the last 12 months. Clean builder-ready dirt sold $15K–$22K. Everything under $12K was auction paper or defect lots.

So our underwriting number moved to ~$18K–$20K per lot. The earlier $8K–$15K range was the low end, not the typical — and when the comps said otherwise, the model changed that day.

The math on real numbers: $180K exit, $18K dirt, $88K build gives a $74K spread with ~$38K of room inside a 20% margin. The tight case — $165K floor exit, $22K dirt, $90K build — still holds ~$20K inside the margin.

Land priced like a builder prices land: from what buyers actually paid.

Private lenders: every deal is underwritten before we touch dirt. We're building across Raleigh-Durham and eastern NC.

Address

9121 Anson Way Suite 200
Raleigh, NC
27615

Telephone

+19195781090

Website

http://www.capitalhomesnc.com/

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