This group has been free while I built the Classroom. On October 26 it becomes a paid community at $99 a month. Before that, 25 founding members get in at $49 a month, locked for as long as they stay. Founding members get everything: the live Deal Review every Thursday at 7:30 PM, The Vault, the templates, the RGV Jurisdiction Matrix, Dirt to Deal access, and member pricing on FEREST feasibility work. They also get something later members won't: a say in what I build next, because the first 25 are who I'm building it for. If you have a parcel or plan to buy one in the next 12 months, the math is simple. One avoided mistake pays for years of this. Price goes to $99 when the 25 spots are gone or on October 26, whichever comes first. Comment "founding" below or message me to lock your spot. Fernando

Most people lose money in land development before the engineer is ever hired. They buy in Zone A without pricing the CLOMR. They skip the $4K topo and eat $40K in import fill. They close without a will serve letter and find out the city can't serve them. I've watched it happen on real projects across the Valley, and I built this group so it doesn't happen to you. Here's what you get as a member. Every Thursday at 7:30 PM I run a live Deal Review. You post a parcel, address or coordinates, and I screen it on camera the same way I do for paying clients: FEMA panel, zoning, utility access, lot yield, and a rough cost per lot. Ten minutes, real answer, buy or walk. The Vault holds real documents from real projects. Feasibility studies, EOPCCs, drainage report sections, city comment letters and the responses that cleared them, drainage district punchlists, utility company packets. Names removed, numbers left in. Templates you can use tomorrow: the EOPCC spreadsheet, deal proforma, feasibility checklist, will serve request letter, and the contract structure I use to control land before I buy it. The RGV Jurisdiction Matrix: who to call at each city, water district, and drainage district in Hidalgo and Cameron, what they charge, and how long they take. Access to Dirt to Deal for parcel screening, member pricing on FEREST feasibility studies, and first look at off market land I come across. Start by posting your role and the parcel or problem that brought you here. Then work through the Classroom in order. If you have a parcel right now, post it and I'll take it Thursday at 7:30. Bring one real parcel. If after 30 days you don't know whether to buy it or walk, I refund the month. Fernando

Most civil engineers design subdivisions for other people. Here is how to start owning the projects yourself. I run FEREST Development Services and M2 Engineering. One does the engineering, the other does the deals. Here is the basic structure I use. Step 1: Find the land. Look for raw acreage on major roads (arterials or collectors) in growing cities. In the RGV, I look along SH 107, US 83, and expanding city ETJs. The land needs to be annexable or already inside city limits with access to water and sewer. Step 2: Run your numbers BEFORE you make an offer. Use a simple proforma: Land cost + construction cost + soft costs (engineering, permits, testing, financing) = total investment. Divide by buildable lots = cost per lot. Compare to what finished lots sell for in that market. Real example: Angelica's Dream V2 in Weslaco. 10 acres, $250K purchase price. 47 lots planned. Estimated EOPCC around $1.5M all-in. Cost per lot: roughly $32K. Market value of finished lots in that area: $45K to $55K. That is a $600K to $1M spread on the deal. Step 3: Control the land with a contract, not cash. Put $5K to $10K in earnest money. Build in a 60 to 90 day feasibility period. During feasibility, do your drainage study, check utilities, confirm zoning, and get your preliminary plat reviewed by the city. If anything kills the deal, you walk away and get your earnest money back. Step 4: Get your engineering done right. This is where being the engineer gives you an edge. You control the design, timeline, and cost. You know exactly what the project needs before you close on the land. Step 5: Fund the construction. Use a combination of your own equity (10% to 20%), investor capital, and a construction loan. The EOPCC is your loan document. The lender funds draws based on completed milestones. The biggest advantage engineers have: you already know what things cost. Most developers are guessing. You are not. www.ferest.dev

On the Conway Mile3 project, water and sewer combined cost $245,000. That is 29% of the total construction budget, and nobody driving through the finished subdivision will ever see any of it. Here is what goes underground in a typical subdivision: WATER SYSTEM ($110,000): 8-inch C900 PVC water main running down the street. Fire hydrants every 500 feet (city requirement). Individual service lines (3/4-inch or 1-inch) stubbed to each lot. Valves at every intersection and tee for isolation. Connection to the water authority main, which usually requires a tap fee of $1,500 to $3,000 per lot. SANITARY SEWER ($135,000): 8-inch SDR-26 PVC sewer main with manholes every 400 feet and at every change in direction. 4-inch service laterals to each lot, stubbed 5 feet past the right-of-way. Minimum 0.40% slope on the main (gravity flow). Connection to the city sewer, which requires another tap fee. DRY UTILITIES ($35,000): Conduit for electric, gas, and telecom. You install the pipe. AEP, gas company, and AT&T/Spectrum install their own lines inside your conduit. Coordinate trenching with your wet utility contractor to save money. The biggest utility mistake: not getting a will-serve letter before you buy the land. A will-serve letter from the water and sewer provider confirms they have capacity to serve your project. Without it, you might buy land that cannot be developed. www.ferest.dev

Grading is the first thing that happens on site and the last thing most developers understand. Here is what you need to know. When you grade a subdivision, you are doing three things at once: 1. Setting your road profile (finished grade of the street) 2. Establishing lot pad elevations (where homes will sit) 3. Creating your drainage pattern (where water goes when it rains) If you get any one of those wrong, the other two break. Real example: On the Conway Mile3 project, earthwork came in at $95,000. That is for 9 acres of relatively flat South Texas land. The site had maybe 3 feet of elevation change across the entire property. Why so much? Because flat land is actually harder to grade than sloped land. You need to CREATE slope where none exists. Every road needs at least 0.5% longitudinal grade to drain. Every lot needs to slope away from the house toward the street or a swale. Common grading mistakes: Not balancing cut and fill. If you haul in or haul out dirt, that is $15 to $25 per cubic yard of hauling cost on top of the earthwork. A good engineer designs the grading plan so you use the dirt you cut to fill the low spots. Ignoring existing drainage patterns. Water has been flowing across this land for decades. If you block a natural drainage path without providing an alternative, you will flood someone downstream and get sued. Not compacting properly. Your compaction spec is usually 95% Standard Proctor for road subgrade. If your contractor is not testing every lift, you are gambling on your road holding up. The takeaway: grading drives everything. Get it right first. www.ferest.dev