INSITE pays your project's development impact fees from a note secured by a small special tax on your own lots, collected with the property tax bill. The structure big master-planned communities have used for decades, sized for small subdivisions.
Residential subdivisions in a participating California jurisdiction, finished or near-finished lots, amount capped at 25 percent of the lots' appraised value, minimum size set at screening. School fees excluded at launch.
Title report, tract or parcel maps, project budget, your jurisdiction's posted fee schedule, entitlement status, entity documents. One submission, one yes-or-no screening answer.
An independent MAI appraiser values your lots to State Treasurer (CDIAC) standards, and the amount cannot exceed 25 percent of that value. The projected tax on a finished home is benchmarked against the two-percent-of-value policy used by the state's largest issuer.
Your parcels annex into the master district with your written consent as landowner. No public hearing, no election, no campaign: paperwork and a recording (Government Code 53339.3, 53339.7).
Note proceeds pay your eligible impact fees directly, and the deal's costs are paid alongside them, so your day-one cash is zero. The costs, both rolled into the note: an origination fee set as a percentage of the amount paid, stated on your term sheet, plus hard costs targeted at $5,000 to $30,000 (a founder estimate, pending vendor quotes).
While you hold a lot, its annual special tax is a carrying cost on the county tax bill. When a home sells, the obligation transfers to the buyer with standard Mello-Roos disclosure in escrow, and buyer protections are fixed in the recorded formula.
This is not a loan to you. You never sign a personal guarantee, and nobody ever sends you a bill to pay the money back. Instead, each lot picks up a small yearly charge on its property tax bill, and that charge pays the money back over time. It is not free: you pay the deal's setup costs, and any lot you still own pays its yearly charge until it sells. It does not work everywhere: your city or county has to be signed up first. And no number is final until you have a signed term sheet in your hand.