If you could build on your own land without making payments during construction, would you stop shopping listings and start creating the home you actually want?

In this episode of The Mortgage Athlete Podcast, Tracy Hayes and Tom Reber welcome John Adams, this episode focuses on construction perm loans and why they matter in land rich areas like Northeast Florida and South Georgia where many buyers cannot find the perfect listing. John Adams and Tom Reber explain how one time close construction perm lending works across VA, FHA, USDA, and conventional, and why the VA construction perm option stands out for eligible veterans who want to build on their own lot and avoid HOA living.

They walk through how a land home package can be combined into a single VA construction perm loan, with soft costs and interest carry baked in so the veteran is not stuck paying two shelter costs during the build. The conversation also highlights manufactured and modular housing as a major affordable housing path, especially in areas like Nassau County, with competitive conventional style financing rather than higher rate manufactured home servicer options.

If you are buying in a land rich area, ask your lender and agent to price out a land home package and see if a one-time close construction perm loan can replace months of listing hunting.

Highlights:

00:00 - 02:42 VA construction perm basics and why veterans love it

• Construction loans vital in the region
• Veterans building a final home plan
• Escaping HOA life and owning land
• Planet Home Lending in house option
• 100 percent VA construction perm mention

02:42 - 04:43 One-time close land home package and zero down structure

• Hybrid close land plus build
• VA soft costs wrapped into loan
• Appraisal based on total acquisition
• No money down if it appraises
• Draws with veteran and lender sign off

04:43 - 06:54 Built in interest and long-term options after completion

• VA loan from start to finish
• No payments during construction
• One closing cost set and one closing
• Five percent holdback for overruns
• VA interest rate reduction refinance option

06:54 - 09:20 Other construction perm options and advice for agents

• USDA rural no down option
• FHA construction perm mention
• Conventional construction perm inclusion
• Mimic VA by rolling interest in
• Find the dirt and use a 90-day plan

09:20 - 12:41 Manufactured and modular housing as affordable housing

• Manufactured under construction listings
• Underserved market and pricing issues
• Competitive rates and better service
• Lot development utilities septic electric
• Less than three months start to finish claim

12:41 - 15:43 Affordable housing mindset and closing takeaways

• Affordable key word of 2026
• Rent easing but ownership traps costs
• Manufactured cost lower than stick built
• Budget reality champagne taste beer budget
• Collaboration and team driven outcomes

Quotes:

"Construction loans are a vital part of the fabric Florida Northeast Florida South Georgia." – John Adams "VA construction perm is a game changer for a lot of veterans." – John Adams "Manufactured homeowners are statistically the ones that are in the most underserved market." – John Adams "Affordable is like the key the key word of 2026." – John Adams

Connect with John Adams! Website: https://planethomelending.com

Website: https://www.johnadamsmortgage.com

Connect with me! Website: toprealtorjacksonville.com

Website: toprealtorstaugustine.com

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