Inside a Hills Project
A Transparent Look at How Extraordinary Homes Are Created
Hills believes the real story happens long before that.
This page offers a clear, real world look at what it takes to acquire, rebuild, and reposition a high end hillside homes using realistic numbers, real phases, and honest timelines.
Why We Share This
Hills is built on the idea that community grows through understanding.
- See how value is actually created
- Understand why timelines matter
- Appreciate the scale, risk, and craftsmanship involved
Transparency isn’t a marketing tactic for us, it’s the foundation.
Project Overview
-Initial purchase: ~$5,000,000
-Full rebuild investment: ~$4,000,000
-Final market positioning: ~$20,000,000 sale
Every project is different. This is one window into how it can look when execution, timing, and design align.
Project Overview
-Initial purchase: ~$5,000,000
-Full rebuild investment: ~$4,000,000
-Final market positioning: ~$20,000,000 sale
Every project is different. This is one window into how it can look when execution, timing, and design align.
Phase 1
This phase rewards patience and discipline.
Nothing flashy happens here, but everything depends on it.
Acquisition & Holding
This phase includes:
- Identifying a property with long term desirability
- Securing the asset
- Completing inspections, legal review, and planning
- Carrying the property while permits and designs are finalized
Typical Phase 1 Costs
- Property acquisition: $5,000,000
- Buyer closing costs: $75,000
- Inspection and legal fees: $10,000
- One year holding costs (taxes, insurance, utilities): $100,000
Phase 1
Acquisition & Holding
This phase includes:
- Identifying a property with long term desirability
- Securing the asset
- Completing inspections, legal review, and planning
- Carrying the property while permits and designs are finalized
Typical Phase 1 Costs
- Property acquisition: $5,000,000
- Buyer closing costs: $75,000
- Inspection and legal fees: $10,000
- One-year holding costs (taxes, insurance, utilities): $100,000
Phase 1 Total: $5,185,000
This phase rewards patience and discipline.
Nothing flashy happens here, but everything depends on it.
Rebuild & Reimagination
Common Rebuild Components
- Structural work (foundation, framing, roof): $700,000
- Plumbing and electrical (full modernization): $500,000
- Kitchens and bathrooms (luxury finishes): $600,000
- Flooring, drywall, insulation, paint: $750,000
- Windows, doors, HVAC, smart systems: $550,000
- Landscaping, exterior work, pool: $400,000
- Architecture, engineering, permits: $300,000
- Security, site work, cleanup: $200,000
Total Rebuild Investment: $4,000,000
Phase 2
Phase 2
Rebuild & Reimagination
This is where transformation begins.
Luxury redevelopment often involves stripping a home down to its bones and rebuilding it with modern systems, refined design, and intentional use of space, all while respecting the surrounding landscape.
Common Rebuild Components
- Structural work (foundation, framing, roof): $700,000
- Plumbing and electrical (full modernization): $500,000
- Kitchens and bathrooms (luxury finishes): $600,000
- Flooring, drywall, insulation, paint: $750,000
- Windows, doors, HVAC, smart systems: $550,000
- Landscaping, exterior work, pool: $400,000
- Architecture, engineering, permits: $300,000
- Security, site work, cleanup: $200,000
Total Rebuild Investment: $4,000,000
Phase 3
This phase includes:
- Professional staging
- High-end marketing and photography
- Brokerage representation
- Legal and escrow coordination
Completion & Market Presentation
- Real estate commissions: $1,000,000
- Seller closing costs: $300,000
- Staging and marketing: $100,000
- Legal and escrow: $20,000
Phase 3 Total: $1,420,000
Phase 3
Completion & Market Presentation
A completed home still needs to be positioned correctly.
This phase includes:
- Professional staging
- High-end marketing and photography
- Brokerage representation
- Legal and escrow coordination
Typical Sale Related Costs
- Real estate commissions: $1,000,000
- Seller closing costs: $300,000
- Staging and marketing: $100,000
- Legal and escrow: $20,000
Phase 3 Total: $1,420,000
The Outcome
Total invested: ~$10.6 million
Final sale price: ~$20 million
That spread reflects:
- Capital at risk
- Time in market
- Execution quality
- Design discipline
- Market timing
Some projects exceed expectations.
The Outcome
Final sale price: ~$24 million
(estimated within a 5% margin of variance)
That spread reflects:
- Capital at risk
- Time in market
- Execution quality
- Design discipline
- Market timing
Some projects exceed expectations.
A Different Way to Experience Real Estate
The community is never asked to finance acquisitions or construction.
Instead, supporters are invited into:
- The journey
- The progress
- The outcomes
- The philosophy
When projects succeed, Hills may choose to reflect that success back into the broader ecosystem, strengthening the brand and the community aligned with it.
How This Connects to the Hills Ecosystem
The real estate stands on its own. When a project succeeds, Hills may choose to reflect that success back into the ecosystem, strengthening the brand, the community, and the long term vision.