Spec home development · Teton Valley, Idaho

We partner on the land. We build the home. We share the outcome.

Landowners put a lot in instead of selling it. Capital partners fund the build. We run design, permitting, construction and the sale — and everyone is paid at closing.

I own land here I want to fund a build
Elev. 6,200 ft · 43.6°N 111.1°W

Two ways in

A lot and a check are the only two things
we don't already have.

Design, permitting, construction management and the listing are in house. What we look for from the outside is land in the right place and capital that wants to sit behind a real asset.

Landowners

If you own a lot in Victor, Driggs or Teton Springs, contributing it to a build turns it into a finished home — without writing a check or managing a contractor.

  • You bringA buildable lot, free and clear
  • You keepAn agreed share of the profit at closing
  • You avoidCapital gains on an outright lot sale, construction risk, and the day-to-day of a build
  • TimelineWe typically break ground about four months after closing
How partnering your lot works →

Capital partners

We build in cash rather than on construction debt. That means faster closes on land, better pricing from subcontractors, and no interest accruing while the framing goes up. The tradeoff is that we work with partners instead of a bank.

  • You bringCommitted capital per project or across a portfolio
  • You getA preferred return plus equity in the upside
  • SecurityYour position is tied to a specific, deeded property
  • ReportingDraw schedules, site progress and budget-to-actual every month
How capital partnership works →

Selected work

Homes underway across the valley.

Every home below is taken from raw lot toward closing by this team — design, permitting, construction and sale under one roof.

01
88 Hastings Drive
Victor, ID
For Sale →
02
90 Hastings Drive
Victor, ID
Under construction
03
681 Lucia Lane
Victor, ID
Under construction
04
475 Silver Fox Lane
Driggs, ID
Under construction
05
6192 Peregrine Drive
Teton Valley, ID
Under construction
06
5441 Painted Pony Drive
Teton Valley, ID
Under construction
View all projects →
88 Hastings Drive spec home at dusk with the Tetons behind it, Victor, Idaho Vaulted great room with fireplace and floor-to-ceiling windows Kitchen with custom wood cabinetry and a stone waterfall island 88 Hastings Drive at golden hour set against the Teton range

How a project runs

Land in, keys out.

Five phases. Partners see the same schedule we do, start to finish.

Phase 01 · Terms

We agree on the split before anything moves

Lot review, a build concept sized to the site, and a written partnership agreement covering contribution, distribution and timeline.

Phase 02 · Design

Plans drawn for what actually sells here

Architecture, engineering and selections tuned to what Teton Valley buyers pay for — not a plan pulled off a shelf.

Phase 03 · Permit

County, HOA and utilities cleared

We carry the entitlement work, the HOA design review and the utility coordination. Partners don't sit in those meetings.

Phase 04 · Build

Construction managed in house

Our own construction arm runs the job, so schedule and budget stay under one roof. Monthly progress and budget-to-actual go out to every partner.

Phase 05 · Sale

Listed, sold, distributed

Staging, marketing and the listing are ours. Proceeds are distributed per the agreement at closing.

Why the west slope

We only build where we live.

Teton Valley sits over the pass from Jackson with the same mountains and a fraction of the price. Buyers who priced out of Wyoming keep landing here, and the supply of well-built, finished homes hasn't caught up.

  • Victor, Driggs and Teton Springs — the only markets we work in
  • Relationships with subcontractors, the county and local brokers, built over 10+ years
  • Construction held in house rather than bid out to a third-party GC
  • Every partner gets the same monthly reporting we run the business on
88 Hastings Drive spec home framed by the Teton Valley landscape

Who you'll work with

A small team that runs every build itself.

No layers between you and the people making the calls — the same partners handle acquisitions, capital and construction.

Hartley Smith, Founder & Managing Partner

Hartley Smith

Founder & Managing Partner

Founded Heart Acquisitions LLC in 2018, with years across single-family, new construction, multifamily and land. Sets the firm's strategy and partner relationships.

Connor Clancy, Acquisitions Manager

Connor Clancy

Acquisitions Manager

Sources and underwrites new opportunities and works alongside capital partners. Built the firm's reporting and project-tracking systems.

Will Durbin, Executive Director

Will Durbin

Executive Director

Leads asset management, regulatory compliance and daily operations, focused on managing risk and keeping projects on schedule and on budget.

Start a conversation

Bring us a lot or bring us capital.

Tell us about the parcel or the size of the commitment, and we'll come back with a concept, a schedule and a proposed split. There's no obligation — and we'll be honest if the numbers don't work.

We'll reply within a business day. Prefer to talk? Details are on the right.