First Encounter with H R Horton

[Terrel L. Shields]

How does Horton operate? This is the first Horton project I've ever encountered. The land was platted 30 years ago as Pioneer woods in .4 acre tracts for the most part. The same owner just replatted a portion into .25 acre lots which have been dozed in preparation for new construction on 13 lots. No deed has been filed so it remains in the name of the original owner and he was the one who replatted it from original 10 lots. The owner has sold lots to the west on 2 streets but had 2 streets that were never developed. Don't know why as he tended to sell by whimsy and had other businesses to attend to. Not a developer type. So HR Horton is going to build the homes. My question is do they not take title to the property they develop? Do they cooperate with land owners to develop a tract? And what kind of homes are built? The houses across the street are small tract homes built about 2008, 1500-1800 SF except 3 on the north end which were brick and a little better quality and a few hundred SF larger. Curious if Horton's money is only in the houses or how this deal is structured as there is no deed to Horton filed at this point (the deeds are up to date to last Friday) and this has been going on for several weeks as this was a fully wooded lot(s) 13 lots seems small potatoes to a national builder.

 

[Bobby Bucks]

Horton......the folks with a product that is above Q5 if you wish to remain one of their preferred "partners".

 

[Overimprovement]

Well, Lennar, Pulte, and Ryan all rank higher in quality and satisfaction than Horton, if that tells you anything. I wouldn't buy a home from any of them, not even for 60% of standard price.

 

[Overimprovement]

They do really push the Q5/Q6 distinction.

 

[Terrel L. Shields]

They do really push the Q5/Q6 distinction.

So what do they cost? Their competition is about $120-40/SF. There are several new subdivisions under construction. Mind you this is a town of about 3,500. With only 13 lots, it seems a mite small for a national firm to develop. Perhaps they are going to develop the other streets to the west. Even so maybe 40 in total? I'd think Horton would buy 80 + acres and develop en masse.

 

[Dublin ohio]

Well, Lennar, Pulte, and Ryan all rank higher in quality and satisfaction than Horton, if that tells you anything. I wouldn't buy a home from any of them, not even for 60% of standard price.

Pulte is a pain to work with when appraising one of the new builds. Most of the sales agents only cooperate if you are appraising for Pulte Mortgage. They cherry pick the sale they will provide info on. Will not give you plans for new construction. Otherwise good luck. Ryan is easy to work with around here. They almost trip over themselves trying to help

 

[Zoe]

They do good work here. They will pressure you on price. It's tract housing pretty much. They do good work pretty much. It's Q4 all day long. I think I have to come in under contract on every contract. LOL They always close.

 

[Zoe]

Q4, C1. I can't ever understand the construction workers. They speak no english. I speak little spanish. Most of us are on same page there. It's funny sometimes.

 

[Zoe]

I should have took spanish in college. I guess I could learn it online. I just don't have time. English is hardest language to learn. I think about Paul the apostle of Christ. I think he knew 7 different languages. He was literally a genius.

 

[Zoe]

Horton understands me. I understand him or her. That's like a real estate agent told me this week they are a broker and an attorney. I was like do you hold an appraisal license? They didn't like that. I don't care. Hell, I came almost $10,000 over contract. I was just late on completion. Had a good excuse.