# Lagom

Prefab homes to solve affordable housing

- Canonical URL: https://wefunder.com/lagom.development
- Entity ID: wefunder:company:181797
- Last updated: 2026-06-18T23:54:29Z
- Generated at: 2026-06-19T03:56:26Z

## Quick facts
- 8,800+ Lots in development pipeline
- 200,000sf factory can build panels for 23,000 homes per year
- SIPs allow us to build 25% cheaper, 50% faster and 75% more energy efficient homes.
- Our 1,000-1,500sf cottages will sell turnkey under $250k in our walkable cottage court communities.
- Targeting 5M+ Home shortage with scalable panelized, site built homes.
- Buyers can tour the neighborhoods, select their lot, floorplan, finishes and financing in the app.
- Vertically integrated: we design, manufacture, develop and sell sustainable/attainable housing
- Our team is comprised of Ex-Accenture, MREDs, high octane Developers/Builders/Brokers

## Active fundraises
- wefunder:fundraise:142029: 4(a)(6) successful (USD)
- wefunder:fundraise:142028: 4(a)(6) open (USD)

## Story
The United States is short 5+ million homes. Traditional construction cannot scale further. Costs are high, timelines are slow, buyers are locked out, and state and local governments have capital but no partners capable of delivering meaningful volume.Lagom is building the integrated housing platform designed to produce high quality, energy efficient, affordable homes at scale.We operate across three verticals:Lagom PanelLagom DevelopmentLagom Homeowner ServicesTogether they create a unified system for manufacturing, delivering, and selling homes more efficiently than any traditional builder.Lagom is rebuilding the operating system of American housing.The ProblemThe housing shortage is a structural, systemic failure. Labor capacity is limited. Construction methods are slow and outdated. Supply chains are fragmented. Land development cycles are unpredictable. Entry level buyers are priced out.Even the largest national builders are capped by the constraints of traditional construction.There is a permanent shortage that affects every demographic and every region of the country.The Lagom SolutionLagom integrates three coordinated verticals that together solve the key bottlenecks in housing production.Lagom PanelIndustrialized manufacturing of structural insulated panels.600 homes already built using this system.Manufacturing in a 200,000 square foot facility with capacity for panels for 23,000 homes annually.Second facility planned in Texas for expanded output.Panels will be used in Lagom communities and sold to other builders seeking faster, more energy efficient, lower cost construction.Lagom DevelopmentFocused on community scale housing delivery.More than 5,000 lots already in the pipeline.Designed to reach 100,000 homes per year by year five.Homes priced under 250,000 dollars to serve America’s largest unmet demand segment.Pairing industrialized panels with repeatable community design gives Lagom a scaling advantage that traditional builders cannot match.Lagom Homeowner ServicesAcquiring a brokerage with more than 1,000 closed transactions.Offering one percent listings and 50 percent buyer rebates to lower total cost for customers.Developing a digital app that lets buyers save for a down payment, unlock their rebate, select their lot, choose their floor plan, personalize finishes, secure financing, and track construction progress.Lagom controls the customer journey from first interaction to closing.The Platform FlywheelLagom Panel reduces cost and accelerates construction.Lagom Development multiplies output through community scale planning.Lagom Homeowner Services improves absorption and lowers customer acquisition cost.Customer data informs land selection and manufacturing demand.Manufacturing efficiency improves as volume increases.Each vertical strengthens the others.This creates the world's first closed loop housing ecosystem.Our Business ModelRevenue streams include manufacturing of building panels, sales to external builders, community development, home sales, brokerage transactions, digital app revenue, supply chain participation, financing participation, and long term international licensing.The integrated platform produces margin stacking and compounding efficiency as volume increases.Why NowHousing affordability is collapsing.States and cities have funding but lack execution partners.Builders cannot scale without new methods.Industrialized construction is accelerating worldwide.Energy efficiency and resilience are becoming mandatory features.Families are seeking simplified, lower cost paths to ownership.This is the moment for a new type of housing platform.Why LagomA vertically integrated model that eliminates the major bottlenecks.A manufacturing system with real world validation.A development engine built for high volume communities.A consumer platform that lowers cost and improves the buying experience.A leadership team experienced in operations, development, manufacturing, and capital.A strategy that scales nationally and internationally.Lagom is engineered for volume, speed, affordability, and long term defensibility.Use of FundsManufacturing equipment and factory integrationCommunity pre developmentBrokerage acquisition and scalingDigital app developmentLand strategy and expansionOperational hiringWorking capital to support early growthThis capital brings the full platform online.Our Five-Year Vision100,000 homes delivered per yearTwo to three manufacturing facilities300 to 400 active communitiesA national buyer pathway through the Lagom appSignificant revenue growth and a clear path to multi billion valuationA global housing delivery platform exporting American building technology and lowering the cost of living for families in multiple countries.A Note from SkipHousing is the foundation of stability, opportunity, and community. For decades, the United States has lacked a scalable solution for producing affordable, high quality homes. Lagom exists to change that by redesigning every part of the housing delivery system from manufacturing to development to the consumer experience.We invite you to join us in building the next chapter of American housing.

## FAQ
1. **What is current revenue? What is your gross profit margin per home?**
   - Hi Eli, Via Acquisition we'll have $2.2m in revenue. First development project will come out of the ground in Q1 which is a $42m project. We are modeling 40% margin at the factory and 20% at the development level. Thanks for the great first question!
2. **Would you be open to debt? ... Skip - may I suggest we hop on a call to discuss further?**
   - Hi Jacob, yes debt is certainly a lever for us to scale this concept. We're looking at instruments for the manufacturing arm as well as at the development project level.
3. **Skip - may I suggest we hop on a call to discuss further?**
   - Yessir. I sent you a message on LI
4. **Is there a way to hear the presentation WITHOUT the music, which drowned out the speaker 90 percent of the time? Thank you.**
   - Hi Lenny, check out this version: http://bit.ly/48MNq0M Thanks for letting me know!
5. **Four key questions that would help me and others evaluate this opportunity: 1. In one simple sentence, what are you working on? 2. Why are you doing this, what is your personal visceral connection to the problem? 3. Why now? 4. What is your unfair advantage?**
   - Hi Jarek, Great questions. 1. We are working on delivering attainable/sustainable housing at scale. 2. I started building houses 26 years ago. I spent a decade in brokerage where we gave 50% commission rebates to help first time buyers get on the property ladder. I went to Auburn University to get my Masters in Real Estate Development to figure out how to develop communities that are both attainable and sustainable. Housing has been my life's work. Buying a home is the American dream. We're b...

## Team
- Skip Hulsey (Founder & CEO)
- Pete Hall (Chief Operating Officer)
- Chip Royce (Chief Revenue Officer)
- Gina Bennett (Chief Technology Officer)
- Sonal Khindaria (employee)
- Varun Sharma (employee)
- David Beazley (Director of Capital Markets)

## Q&A
- Q: Four key questions that would help me and others evaluate this opportunity: 1. In one simple sentence, what are you working on? 2. Why are you doing this, what is your personal visceral connection to the problem? 3. Why now? 4. What is your unfair advantage?
  - A: Hi Jarek, Great questions. 1. We are working on delivering attainable/sustainable housing at scale. 2. I started building houses 26 years ago. I spent a decade in brokerage where we gave 50% commission rebates to help first time buyers get on the property ladder. I went to Auburn University to get my Masters in Real Estate Development to figure out how to develop communities that are both attainable and sustainable. Housing has been my life's work. Buying a home is the American dream. We're bringing it back within reach. 3. 5 million house shortage, 28 million families in the US make up the missing middle priced out of homeownership. 38% of global co2 emissions from the built environment. The time to solve for this is now. 4. Vertical integration with SIP manufacturing at the center. SIPs allow us to build 25% cheaper, 50% faster and deliver homes that are 75% more energy efficient. We can drastically reduce the carbon footprint and deliver thousands of homes with next-gen panelized prefab construction.
- Q: Howdy - few more questions for you! Factory Ownership: Will Lagom own the real estate (hard asset) or lease the 200,000sf Georgia facility? Is the lease fully executed and the build-out underway? Retrofit vs. Ground-up: Is the Georgia facility a ground-up development or a second-generation retrofit? Acquisition Binding Status: Is the SIP manufacturer acquisition under a binding LOI? Is the closing of that deal legally contingent upon this Series A raise? Protection of Proceeds: If the manufacturing deal fails to close, what are the restricted use-of-proceeds protections for the Series A funds? IP Ownership: Does the acquisition include granted patents for the SIP process or connectors, or are these trade secrets? Texas: Is there a completed SIP home in North Texas (DFW) we can tour or drive by to see home quality? Or perhaps a tour video? Vertical Scaling: Can the current factory lines accommodate two-story footprints and Class A finishes (stone/brick) without increasing the 30-45 day build cycle? The Brokerage "Moat": Does the acquired brokerage have SIP-specific advantages that traditional firms lack? Capital Stack & Parallel Offering: What is the total target raise (hard cap) for this Series A across all offerings, and do you have a parallel offering with distinct terms or information rights for accredited entities?
  - A: Howdy Cole! Appreciate the continued diligence. Happy to clarify each item: Factory Ownership & CapEx: Lagom intends to own the Georgia facility as a hard asset. The purchase price is approximately $3.3M, with an additional ~$4.0M planned for facility upgrades including roof remediation, HVAC and electrical improvements, and office modernization. The dedicated production-floor buildout is budgeted at ~$6.8M and has been scoped as a modular investment to support phased capacity ramp. Retrofit vs. Ground-Up: The Georgia facility is a second-generation industrial retrofit, not a ground-up development. This materially reduces timeline, entitlement risk, and capital intensity while allowing rapid production launch. SIP Manufacturing & Brokerage Acquisitions: We are operating under signed Letters of Intent for the SIP manufacturing business as well as the brokerage, app, and self-tour lockbox platform. The manufacturing LOI includes a financing contingency tied to a minimum raise threshold currently modeled at $8M. If the manufacturing acquisition does not close, Lagom has a fully costed and scheduled secondary path to certify its own panel system. This path is supported by two SIP consultants on retainer with 75+ years of combined experience and preserves production timelines. IP Structure: The manufacturing transaction includes access to five granted patents via a three-year royalty-free license, with a nominal licensing fee thereafter. This structure provides freedom to operate while allowing Lagom to develop and file derivative IP over time. Additional IP detail can be shared through appropriate diligence channels. Texas / DFW: We do not yet have completed SIP homes in Texas. We are currently modeling a development outside Austin and are working with local and state partners on an incentive package for a future high-capacity facility. We are also preparing a walkthrough video to demonstrate build quality and system performance. Vertical Scaling & Finishes: The system supports multi-story construction up to five stories structurally and Class A exterior finishes including brick and stone without extending the 30–45 day core build cycle. SIPs compress the critical path, allowing higher-end finishes to proceed in parallel. Brokerage Advantage: The brokerage acquisition is both an economic and go-to-market accelerator. It eliminates approximately 5% of transaction cost per home versus traditional commission structures and significantly accelerates deployment of the Lagom app through an existing, robust platform. The included self-tour lockbox further reduces friction and customer acquisition cost. Capital Stack & Series A Structure: Lagom is targeting a $25M Series A hard cap at the HoldCo level, with approximately $5M allocated to the Reg CF offering. This represents a single round executed through multiple compliant channels, with aligned economics across investors. Accredited participants may receive enhanced information rights consistent with market norms. Happy to continue the discussion and appreciate the thoughtful questions.
- Q: Hi team — congrats on the progress. To help investors evaluate the current valuation, could you share a bit more financial detail? Revenue: Annual revenue for 2024 and 2025, broken out by panel manufacturing, home sales/development, and any brokerage or services revenue. Also helpful: average revenue per home and the delivery timeframe for the ~600 homes referenced. Pipeline: Of the 5,000 lots in the development pipeline, how many are owned, under contract, or optioned vs. early-stage planning? What percentage are entitled, and over what timeframe do you expect those lots to convert into closings? Manufacturing & cash: For the Georgia facility, what output is expected in years 1–2 vs. the 23,000-home capacity, and what utilization is required to reach breakeven? With this raise, what is the expected monthly burn and resulting runway at scale? Thanks, and best of luck with the raise.
  - A: Hi Peter, thanks for the thoughtful questions. Happy to provide additional detail and context. Revenue(via acquisition): 2024 actuals: Panel manufacturing: $1.3M Home sales / development: $0 Brokerage and services: $0.5M Total 2024 revenue: $1.8M 2025 projected: Panel manufacturing: $1.6M Home sales / development: $0 Brokerage and services: $0.4M Total 2025 revenue: $2.0M Per-home economics: Average revenue per home: $225k ASP of home + $15k panel sales + $2,250 from app. The approximately 600 homes referenced reflect historical delivery by the SIP manufacturer we are acquiring over the last approximately 10 years and are not yet Lagom-branded production. Delivery timeline: Lagom operates on a build-to-order model rather than speculative inventory. Once vertical construction begins, homes are delivered on a 30-45 day build and close window aligned with a standard mortgage cycle. Development pipeline: Total pipeline: approximately 8,800 lots Approximately 2,000 finished or near-finished lots are ready for vertical construction today. We work with strategic capital partners who acquire development sites and phase finished lots back to us. We also have clear line of sight to more than 60,000 lots across the Southeast through land bank partnerships. A meaningful majority of near-term lots are entitled, with additional entitlements progressing on a rolling basis. Conversion to closings occurs in phases over several years and is driven by market absorption, factory throughput and capital deployment. Manufacturing and capacity: Georgia factory go-live: October 1, 2026 Ramp assumptions: Q4 2026: approximately 50 percent throughput or about 1,000 homes annualized 2027 planning case: approximately 50 percent average utilization or about 12,000 homes annualized* Nameplate capacity: approximately 23,000 homes annually Breakeven utilization: approximately 60 homes per month Cash, burn, and runway: Post-Series A(and CF), we intentionally underwrite to approximately 18 months of platform runway. Expected platform burn at scale is approximately $500k to $550k per month. Capital beyond the 18-month runway is deployed directly into deal flow including land takedowns, construction SPVs, and factory ramp. Revenue generation begins within approximately 6 months of scaled operations. As closings, development fees, and manufacturing margin come online, cash recycling accelerates and effective runway extends. Closing perspective: Lagom is structured as an infrastructure-backed housing platform rather than a traditional venture startup. Our focus is on disciplined platform burn, fast time to revenue, deploying capital into contracted dealflow, and reaching self-funding operations and debt eligibility as early as practicable. Appreciate the engagement and the opportunity to go deeper. Happy to continue the conversation. *Q4 assumes single shift 50% capacity = 1k 2027 assumes 100% 1st shift capacity + 50% 2nd shift capacity (or some variation of those 2). Of note, prior to Q4, we intend to produce panels in the already operational south Florida 20,000sf facility.
- Q: Would you be open to debt? ... Skip - may I suggest we hop on a call to discuss further?
  - A: Hi Jacob, yes debt is certainly a lever for us to scale this concept. We're looking at instruments for the manufacturing arm as well as at the development project level.
- Q: The biggest roadblock to the rollout of manufactured and/or tiny housing is zoning and HOA compliance. How do you plan to make these homes compatible with the patchwork of zoning restrictions throughout the country? * What is the practical long term selling forecast given these limitations? * What efforts are you doing to make them compatible, or, to encourage zoning codes to change to make them compatible? * What kinds of areas are suited for these developments? Rural, suburban, suburban core, urban? * Are these homes designed to be suitable for a variety of lot types, such as lot-edge delivered utilities, septic, and/or off-grid lots? * What are delivery costs like? * Who does final assembly? This all affects viability and scale of market imo.
  - A: Hi Keith, The beautiful thing about Panelized/prefab with SIPs is, you're still site building the home. It underwrites and appraises the same way it would if it was 2x4s. SIPs are memorialized in the residential code books too. The upside it just way faster cycle time, huge cost savings on material and labor, and a home that is tremendously more energy efficient. Our goal is to work directly with municipalities in public/private partnerships in rural and urban areas to deliver homes that working families can actually afford. With SIPs, your only constraint is your imagination; they are suitable for all lot types, and delivery costs are minimal as an entire home of panels can fit on a single flatbed. We self perform the installation of the wall/roof system for our developments and we intend to train external GCs nationwide to help folks build their SIP homes outside of our planned communities. Two main drivers behind our model are attainability, and sustainability. Scale is how we achieve the first. By scaling this vertically integrated platform, the costs come down which unlocks the American Dream for millions of families currently priced out. Our first factory will be able to deliver 25,000 homes worth of panels per year. We intend to have 10+ factories with the second able to deliver closer to 100,000 homes. It's a big problem and requires big solutions. All that's left now it to roll up our sleeves and get to work!
- Q: Hello. You have an interesting and enticing concept. I tracked down and watched your introductory video. It states you create and use insulated prefab panels, but I haven't been able to find what your insulation values are. Your projection is to build in Georgia, Texas, and other areas of the country. These are very different environments and conditions that require stability from storms, the ability to hold up through vast temperature ranges, insect and pest infestations, plus other outlying factors. There's also the question of if the cost per house or cottage will decrease once you scale up to full production, which would create a greater potential for low-income buyers to achieve their dreams? You've created an impressive potential, and I look forward to learning more about it. Thanks. Bill
  - A: Hi Bill, Thanks for taking the time to watch the video and for the thoughtful questions. On insulation and performance, our panelized wall and roof assemblies are engineered as full building envelopes, not just insulated components. Depending on climate zone and application, our standard configurations target effective R-values in the R-30 to R-40+ range for walls and R-45+ for roofs, with the ability to tune assemblies higher where required. More importantly, the system performs as an integrated envelope, meaning air tightness, thermal bridging reduction, and moisture control are designed in from day one rather than solved piecemeal in the field. Regarding durability across geographies, you’re right that Georgia, Texas, and other regions present very different challenges. The panel system is engineered to address high wind loads, storm events, wide temperature swings, humidity, and pest resistance. Structural capacity, fastening strategies, and skins are specified to meet or exceed local codes, including hurricane and high-wind zones where applicable. From a building science standpoint, the assemblies are inherently resistant to insects, rot, and mold because there are fewer voids, fewer seams, and far less opportunity for moisture intrusion than conventional stick framing. On cost and scale, yes, unit costs come down materially as production scales. That’s a core thesis of the platform. By shifting construction from a fragmented, on-site labor model to a controlled manufacturing environment, we reduce waste, compress timelines, and drive consistency. As throughput increases, material purchasing power improves, labor becomes more efficient, and per-home costs decline. That cost curve is what enables us to move the attainable price point down over time and expand access for first-time and lower-income buyers without sacrificing quality or resilience. At a high level, our goal is to industrialize the parts of housing that should be industrialized, while keeping design flexibility and regional responsiveness where it matters. That combination is what allows us to operate across very different climates and markets with the same underlying system. I appreciate your interest and your questions. We’ll be sharing deeper technical detail as we continue to roll out, and I’d be happy to stay in touch as the platform evolves.
- Q: Do you have mortgage broker relationships? Perhaps consider Bee who previously raised on Wefunder: https://www.beemortgageapp.com/
  - A: Interesting. Looks like they're in FL and IN currently. Will keep them in mind as we scale. Thanks!
- Q: Is there a way to hear the presentation WITHOUT the music, which drowned out the speaker 90 percent of the time? Thank you.
  - A: Hi Lenny, check out this version: http://bit.ly/48MNq0M Thanks for letting me know!
- Q: Skip - may I suggest we hop on a call to discuss further?
  - A: Yessir. I sent you a message on LI
- Q: What is current revenue? What is your gross profit margin per home?
  - A: Hi Eli, Via Acquisition we'll have $2.2m in revenue. First development project will come out of the ground in Q1 which is a $42m project. We are modeling 40% margin at the factory and 20% at the development level. Thanks for the great first question!
- Q: What is the cost per share?
  - A: Because we're raising on a SAFE (Simple Agreement for Future Equity), there isn't a price per share yet. That gets determined at a future priced round when the SAFE converts to equity.What matters right now are the terms of the SAFE:• Valuation cap: $50M• Raise amount: $5MThe valuation cap means that when we do a priced round, your investment converts at a maximum valuation of $50M regardless of what the company is valued at then. So the earlier you invest, the more that cap works in your favor.Happy to answer any other questions!