This page summarizes the current development budget for a 15-unit Pathway Village supportive tiny-home community. The budget should be used with the operating pro forma: this page addresses capital development costs, while the operating pro forma addresses ongoing annual operating costs.
Budget summary
The current 15-unit development budget shows a total project cost of $3,569,175, or $237,945 per unit. Direct unit construction is budgeted at $2,400,000, based on 15 homes at $160,000 each. The total reflects the all-in project cost, including acquisition, development costs, working capital, and project reserves.
| Budget measure | Total | Per unit @ 15 |
|---|---|---|
| Acquisition – land and structures | $250,000 | $16,667 |
| Direct unit construction | $2,400,000 | $160,000 |
| Total soft costs | $373,500 | $24,900 |
| Total development costs | $3,224,175 | $214,945 |
| Total working capital | $50,000 | $3,333 |
| Total project reserves | $45,000 | $3,000 |
| Total project costs | $3,569,175 | $237,945 |
What is included
The development budget includes land and structures, professional predevelopment services, design and engineering, construction management, legal and approval costs, audit and insurance costs, interim interest, closing and recording costs, direct construction, contingencies, developer fee, start-up working capital, and operating and replacement reserves.
| Line item | Total | Per unit @ 15 |
|---|---|---|
| Land | $200,000 | $13,333 |
| Structures | $50,000 | $3,333 |
| Total acquisition | $250,000 | $16,667 |
| Architecture fees | $100,000 | $6,667 |
| Engineering fees / site plan | $25,000 | $1,667 |
| Construction manager fee | $150,000 | $10,000 |
| Cost certification audit | $20,000 | $1,333 |
| Insurances | $20,000 | $1,333 |
| Interim interest | $20,000 | $1,333 |
| Total construction: 15 at $160,000 each | $2,400,000 | $160,000 |
| Hard cost contingency: 8% | $192,000 | $12,800 |
| Soft cost contingency: 0.5% | $18,675 | $1,245 |
| Developer fee | $240,000 | $16,000 |
| Working capital | $50,000 | $3,333 |
| Project reserves | $45,000 | $3,000 |
Nonprofit budget note
Pathway Village is a nonprofit housing and supportive-services initiative. In this nonprofit context, the developer fee is a project budget line used to support development administration, coordination, compliance, financing, and implementation costs. It is not presented as private profit distribution.
How to read the budget
The budget should be presented as an all-in development estimate for a 15-unit demonstration village, not merely a per-home construction estimate. The $160,000 direct construction figure reflects the unit construction assumption. The $237,945 per-unit project cost reflects the broader development budget, including acquisition, professional services, contingencies, working capital, and reserves.
Why this matters for funders
The budget gives funders and public partners a clear capital target: approximately $3.57 million for the 15-unit demonstration project. It also helps distinguish capital needs from operating support. Capital funding builds the homes and site; operating funding supports staffing, services, maintenance, insurance, utilities, transportation, and accountability after occupancy begins.
Related materials
Review this page together with the operating pro forma, cost comparison, project brief, nonprofit governance and board page, project readiness summary, and funder/public partner FAQ.