Small Home Villages is a coalition of affordable live-work projects taking shape across Texas — Cedar Creek, Del Valle, Bastrop. Real parcels, real plans, real budgets. Here's exactly how the work gets paid for, what your contribution buys, and how we hold ourselves accountable.
Austin's housing math has broken. Median rent is six figures of annual income away from median wages. Towers don't fix it. Subsidies barely move it. The only model that's actually shipping affordable units at speed is the small home village — clusters of 200–800 sf homes, shared infrastructure, community-scale governance, modular delivery.
It works in Olympia. It works in Detroit. It works in Community First! Village right here in East Austin. What it needs is permitting-friendly land, operating know-how on the ground, and patient capital.
That's what this coalition is. Three connected projects — one already operating, one acquiring, one being honestly reassessed — and a transparent plan to fund the next phase.
Every dollar raised is tagged to a specific parcel with a specific deliverable. Read each carefully. None of these are speculative; all three are mapped, surveyed, and addressed.
1.83-acre parcel directly adjacent to a working 8-bedroom small-home compound clearing $12,000+/month at the property line. Owner financing on the table; the corridor's proven rent-roll model patterned onto a new parcel. Permits in friendlier Bastrop County, not Travis.
Funds raised here go to: down payment, aerobic septic, shared-well recording, metal building slab, 6-month operating reserve.
Anil Pattni's existing parcel, currently positioned for a 13-unit live-work development under Austin's Affordability Unlocked Type 1 program. Trees cleared, electric pole and meter installed, driveway in. Septic + metal building remaining.
Honest status: the survival-window math doesn't pencil at the current capital pace. Paused for Phase 2. Capital redirected to 183 Clover where revenue arrives in months, not years. Alpine returns when Phase 1 cash-flow funds it.
Once 183 stabilizes, the corridor strategy expands: 156 Clover (pool-house parcel, also for sale), R-62889 (Bob Patterson's 4.68 ac with owner financing), and the Johnson Strip back-acreage (lease-option pathway). Creek frontage, an artesian well, organic-farming acreage — five parcels under unified operation.
Phase 3 funds are recycled cash-flow plus targeted patient capital, not new fundraising — meaning Phase 1 supporters get to watch the model compound without being asked again.
Every dollar of operating margin funds the things every village needs but no single project pays for: legal templates, shared insurance, photography, listing operations, marketing, the public sites you're reading right now, the maps, the data pipelines, the strategic memos.
It's boring infrastructure — and it's why projects two through five cost a fraction of project one to launch. Phase 1 supporters get this network as a permanent compounding asset.
It is not a generic capital call. It is not a "trust us, we'll figure it out" pitch. It is not a fund-and-disappear nonprofit ask. The budget above is grounded in specific contractor quotes, county fee schedules, and the operating economics of the next-door comp. The numbers will move on contact with reality — they always do — and they will move publicly and in writing.
If costs come in lower than budgeted, the surplus rolls into the operating reserve. If costs come in higher, the project either absorbs it from cash flow, gets a written change-order to backers, or is staged in phases. No new asks without a written report on the prior dollars first.
Every tier moves the math forward. The lower tiers fund the operating infrastructure and the higher tiers fund specific deliverables. Pick what's right for your situation and your conviction.
No single source funds the whole arc. The plan is intentionally diversified so no one channel is a single point of failure — and so partners and contributors can engage at the level that fits their situation.
The giving tiers above. Recurring monthly or one-time. Routed through a transparent operating account; quarterly P&L published to all backers. Target: $120K Phase 1, $200K Phase 2 trickle.
For 183 Clover specifically — the seller carries paper. Down payment from Stream 01, balance amortized over 5–10 years. No bank, no DSCR, no rate sheet. Negotiated directly through Matt Walker, (512) 956-4714.
For Pioneer + Visionary tiers and aligned institutional investors. Operating-LLC structure with Texas-counsel-drafted agreement. Preferred-return waterfall capped at fair-market for the small-home village category. Counsel: Bradley Lingold, Redbird Law.
Alpine Village concept qualifies for Austin's Affordability Unlocked Type 1 (50%+ affordable units). Pursuit of Bastrop and Texas DCA programs in parallel. Foundation-side: small-home village pilots fit Episcopal Health, Meadows Mental Health, Casey Family priorities.
Once 183 stabilizes, operating margin from the rent roll funds Phase 2 and Phase 3 — meaning Phase 1 supporters don't get asked again. Stabilized cash-flow target: $24–36K/month on the corridor. ~$200K/yr available for reinvestment after debt service.
Architectural sketches, legal review, photography, marketing copy, drone footage, tradesperson hours, accounting. Logged at $50/hr against the same backer wall as cash contributions. Has built or shipped tiny-home work? info@smallhomevillages.com.
Not a five-year plan. A twelve-month deployment with explicit checkpoints. Every milestone is publicly reported within seven days of hitting (or missing) it.
Funding page live. Tier signups open. Direct outreach to known supporters. Target: $35K in the first two weeks — enough to cover earnest money and the initial legal/title work on 183 Clover. Sangha coffee (Boheme + Maus) scheduled.
Matt Walker structures owner-finance. Bradley Lingold delivers the R-22475 memo. Title commitment pulled. Aerobic septic engineer site visit. Shared-well agreement drafted with Shih + Donley. Target: $80K cumulative.
Owner-finance closes. Shared-well agreement recorded. Existing units on 183 photographed + listed STR. First booking taken within 30 days of close. Backers get the address and a thank-you note from the door.
Existing-unit rent roll active. Aerobic septic installed under permit. Anil's metal building disassembled at Alpine, relocated, slab poured on 183. Phase-2 design starts (Alpine reassessment + Patterson R-62889 conversation).
Operating margin from 183 funds Phase 2 capital instead of new asks. Audited annual report to backers. Affordability Unlocked Phase 2 application filed for Alpine reactivation. 156 Clover acquisition conversation with Adams + Sommers.
Every 90 days, a one-page operating P&L is posted at this URL. Income, expenses, cash position, deviations from budget. Plain English. No "audit-ready" delays. Backers get the same document at the same time.
Real estate + JV structuring through Bradley G. Lingold, Redbird Law PLLC, Bastrop · (512) 303-4631. Independent of operations. Available to any Patron+ tier with operating questions.
Funds raised for Project A only deploy to Project A. Cross-project use requires written backer notice and a 30-day comment window. The accounts are separate; the receipts are matched.
Every checkpoint in the calendar above is reported at hit or miss within 7 days. Misses include the honest reason and the revised timeline. No silent slips.
Contributions designated for a specific project that hasn't closed within 12 months are refundable on request. Sweat equity converts to cash equivalent on the same timeline. No questions, no friction.
Patron+ tiers have a standing quarterly call with the operating team. Material changes to the plan require notice and feedback, even if not a formal vote. The plan can move; backers see it move.
There will be other answers. Land donations. Volunteer labor. Foundation partnerships. Policy advocacy. All of it matters. But the work that has to happen in the next 60 days needs capital that's in motion right now. If this sits right with you, the path is short.
For checks, ACH, donor-advised funds, or wire instructions: info@smallhomevillages.com