Land Development Pro Forma Spreadsheet, Subdivision Feasibility & IRR Calculator (Google Sheets and Excel), 72 Month Developer Cash Flow

6 QUICK ANSWERS BEFORE YOU BUY

1. Do I need to be a finance expert?
No. You fill in white cells on 4 input tabs (Project Setup, Land & Soft Costs, Hard Costs, Sales & Financing) and everything else calculates. A Start Here tab, a 7-page PDF guide and a glossary for IRR, LTC and absorption explain every step.

2. Does it work in Google Sheets* and Excel*?
Yes. You get both: a Google Sheets* version copied to your Drive with one click and a native .xlsx for Microsoft* Excel* 2016+, Excel* for Mac* and Excel* Online. No macros, add-ons, scripts or circular references, so nothing breaks when you switch apps.

3. What if I type over a formula?
Nothing is locked, so you keep full control. Every automatic cell is gray and warns you if you type into it, and a Formula Backup tab restores any formula in seconds.

4. Can it handle my project size?
Yes. Up to 4 phases, 8 lot types, 30 site-work lines, 20 soft-cost lines and a 72-month timeline. That fits a 4-lot split as well as a 400-lot master-planned subdivision.

5. Is it blank, or does it come with sample numbers?
The file you download is completely blank and ready for your deal. The listing photos show a sample 120-lot, 3-phase subdivision so you can see the finished dashboard.

6. Is there a YouTube tutorial?
Yes. A step-by-step video walkthrough (about 3 minutes, with chapters and captions) underwrites a sample deal from Project Setup to the Go / No-Go verdict. The link is in your download as a PDF.

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Every land deal starts with the same question: does it pencil? Most spreadsheets take a weekend to answer it. This one takes about 15 minutes.

The Land Development Pro Forma by ProFormaGRID runs from raw-land purchase to the last lot sold and returns a Go / No-Go verdict against your own target margin, IRR and equity multiple, a 72-month cash flow, a maximum land price, a price cushion and a breakeven month. Ten tabs and 6,000+ formulas in a clean light theme, in Google Sheets* or Excel*.

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WHAT'S INSIDE (10 CONNECTED TABS)

• Start Here: 4-step quick start, color code, formula-safety tips and a plain-English glossary.
• Dashboard: Go / No-Go verdict against your target margin, IRR and equity multiple, 8 KPI cards, sources and uses, per-lot economics, 4 charts, an annual summary and model health checks. Prints on one page for investors and lenders.
• Project Setup: acreage, start date, target returns, up to 4 phases and 8 lot types, each with its own price, phase and sales pace.
• Land & Soft Costs: land price, deposit and closing, property taxes that shrink as lots sell, insurance, HOA subsidy, developer fee and 20 soft-cost lines, each with a dropdown basis (Lump Sum, Per Lot, Per Acre, % of Hard Costs, % of Land) and payment timing.
• Hard Costs: 30 site-work lines for grading, roads, water, sewer, storm, dry utilities and amenities with unit choices (Per Lot, Per Acre, Linear Ft, Square Ft, Cubic Yd, Each), contingency, phase allocation, category breakdown and a rule-of-thumb cost range panel.
• Sales & Financing: price escalation, commissions and closing costs; an A&D loan with LTC, rate, origination fee, capitalized interest and lot-release paydown; optional 2-tier investor waterfall (preferred return plus promote).
• Monthly Cash Flow: 72 months of lot sales, revenue, costs, loan draws, interest, paydowns and levered and unlevered cash flow, with S-curve or straight-line spending.
• Returns & Sensitivity: returns by party (project, equity, investor, sponsor), profit by lot type, a cost-per-lot stack and two color-coded sensitivity grids (lot price vs hard cost, lot price vs land price).
• Budget vs Actual: paid to date and remaining against every budget line once construction starts.
• Formula Backup: every formula listed for instant restoration.

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WHY DEVELOPERS UNDERWRITE WITH THIS

• One-click scenarios: switch Base / Upside / Downside to stress prices, pace, costs, rates and delays across the whole model.
• A Max Land Price figure tells you what to offer to hit your target margin.
• Price Cushion shows how far lot prices can fall before you lose money.
• Breakeven month and lot number show when your cash comes back.
• Profit per lot and per lot type shows which lots actually make the money.
• No circular references: interest runs on last month's balance, so it stays fast and stable in Google Sheets*.

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WHO THIS IS FOR

• Land investors, subdividers and small developers
• Home builders buying lots and brokers underwriting land
• Lenders reviewing acquisition and development loans

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WHAT YOU RECEIVE (INSTANT DIGITAL DOWNLOAD)

• Microsoft* Excel* workbook (.xlsx), ready to open
• Google Sheets Download Link PDF with a one-click copy link
• 7-page illustrated Instructions PDF including how to resize columns and never break a formula
• YouTube video tutorial link (PDF): a 3-minute step-by-step walkthrough
• 6,000+ automated formulas
• Up to 4 phases, 8 lot types, 72-month timeline
• Best on a laptop or desktop; the Google Sheets* app works for viewing on a phone or tablet
• Templates arrive blank and ready for your deal

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HOW IT WORKS

1. Complete your purchase and open your files from the Etsy* purchases page (the download link is also emailed to you).
2. Open the Excel* workbook on your computer, or open the Google Sheets Download Link PDF and click the link to make a private copy in your own Google Drive*.
3. Follow the Instructions PDF and the guide tab inside the workbook, type your numbers into the input cells, and watch the dashboard fill in. Prefer video? Watch the YouTube tutorial linked in your download.

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SUPPORT AND OUR PROMISE

Questions before or after you buy? Message ProFormaGRID through Etsy* and you will get a prompt, friendly reply. If something is not working the way it should, we will help you fix it. You can re-download your files any time from your purchases page.

Explore the full collection of ProFormaGRID templates at ProFormaGRID.com

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LICENSE AND LEGAL

Instant digital download; no physical item will be shipped. This template is not made to order. Licensed for personal or single-business use. Please do not resell, redistribute, share or recreate this workbook in whole or in part. Copyright ProFormaGRID. All rights reserved.

This template is an educational planning tool, not financial, legal, tax or investment advice. Results depend on your inputs. Always verify costs with local engineers, contractors and lenders.

*Google Sheets, Google Drive and Google are trademarks of Google LLC. Microsoft, Excel, Windows and Microsoft 365 are trademarks of Microsoft Corporation. Mac, iPad and iPhone are trademarks of Apple Inc. Etsy is a trademark of Etsy, Inc. ProFormaGRID is an independent shop and is not affiliated with, endorsed by or sponsored by any of these companies.