Land Development Cash Flow Pro Forma, 60-Month Subdivision Model (Google Sheets/Excel)

5 QUICK ANSWERS BEFORE YOU BUY

1. Do I have to build the monthly cash flow myself?
No. You type on one tab, called Assumptions. The 60-month Cash Flow then builds itself. If you change a date, every cost and sale moves with it.

2. Does it work in Google Sheets* and Excel*?
Yes. You get the same model for both. A PDF link copies it into your Google Drive*, and there is an Excel* file for your computer. A plain PDF guide comes with it too.

3. Will the loan interest break the sheet?
No. Interest is added to each loan every month, and there are no special settings to turn on. Lot sales pay down the construction loan first, then the land loan. Anything still owed at month 60 shows as a final payoff, so no debt is hidden.

4. What kind of project is this for?
Buying land, getting it ready, and selling finished lots in up to 3 phases. It is not for building homes, renting, or flipping houses.

5. What if I'm not good with spreadsheets?
You can still use it. Type only in the sand-colored cells with blue text. Blue cells are dropdowns, where you pick from a list. Gray cells hold formulas and warn you if you click into one. Ctrl+Z or Cmd+Z will undo a slip, and the guide explains every step.

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This 60-month cash flow model is for land investors and small developers. You buy land, split it into lots, and sell them. The model shows the month money goes out and the month it comes back. That is what lenders and partners want to see.

It has 7 tabs and 4,851 formulas already written. You type on one tab, and the rest fills in. It works in Google Sheets* or Microsoft* Excel*.

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WHAT'S INSIDE (7 TABS)

Cover
The title page. It names the main parts: lot sales in phases, S-curve costs, loan interest and the partner split.

Dashboard
Total profit, return on cash, a cash chart and goal checks. It also has six health flags for your budget and timeline. This is the page you print for lenders.

Assumptions
The only tab you type on. Add your project name, dates, land price and closing costs. Then set up to 3 phases. Each one gets its own lot count, lot price and timing. Your budgets, two loans and partner terms go here too.

Financing
Your loans, plus where the money comes from and where it goes. It all comes from the monthly math, so you never type here.

Cash Flow
All 60 months, laid out one by one. It fills in by itself, so you never type here. Change one date and the whole timeline moves. There are no formulas to copy.

JV Waterfall
This splits the money with a joint venture (JV) partner. It pays the preferred return first. That is a set return the partner gets before anyone else. Next it pays back their cash. Then it uses the profit split you choose.

Checks
12 tests that look for mistakes. For example, lots sold should match lots planned, and spending should match the budget. Every test should say PASS before you share the file.

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COSTS AND LOANS YOU CAN SET

• How building costs are spread out: S-Curve, Straight-Line, Front-Loaded or Back-Loaded
• A contingency reserve, which is money set aside for surprises
• Engineering, park and gate costs
• One-time city fees and per-lot fees
• Sales commissions, monthly carrying costs and property taxes
• A land loan that pays out when you buy the land
• A construction loan that draws as bills are paid, with interest added each month
• A warning if your last lot sells after month 60, so you know to start sooner or sell faster

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WHO IT'S FOR

• Land investors and small developers who buy raw land and sell finished lots
• Sponsors raising money from a partner who need a clear partner split
• Anyone putting together a lender or partner package for a subdivision

One thing to know: this model does not plan building and selling homes, renting land, or timelines longer than 60 months.

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WHAT YOU GET (INSTANT DOWNLOAD)

• Google Sheets Download Link PDF. Click the link inside and a copy saves to your own Google Drive*.
• Excel* file (.xlsx)
• Instructions PDF. It covers the color code, filling in your deal, how the loans work, and how to resize columns safely.
• Both files come blank, ready for your own project.
• Never type on the Financing, Cash Flow or JV Waterfall tabs, and never delete rows or columns. You can widen columns as much as you like.

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HOW TO START

1. After you buy, go to your Etsy* Purchases page to get the files. Etsy* also emails you the link.
2. Open the Excel* file on your computer. Or open the PDF and click the link to make your own Google Sheets* copy.
3. Follow the Instructions PDF and type your deal into the colored cells on the Assumptions tab. The Dashboard fills in as you go.

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NEED HELP?

Send ProFormaGRID a message here on Etsy*. We read every message and will help you sort it out. You can also download your files again any time from your Purchases page.

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THE FINE PRINT

This is a digital download, so nothing will be mailed to you. It is not made to order. It's for personal use only. Please don't resell, share, copy or rebuild this file, in whole or in part. Copyright ProFormaGRID. All rights reserved.

This model does not cover building and selling homes, renting land, or timelines longer than 60 months. It does not replace a lawyer, tax professional or lender. It is a planning tool for learning. It is not financial, legal or tax advice.

*Google Sheets and Google Drive are trademarks of Google LLC. Microsoft and Excel are trademarks of Microsoft Corporation. Etsy is a trademark of Etsy, Inc. ProFormaGRID is an independent shop and is not connected to, endorsed by or sponsored by these companies.