Goodman Residence · 6731 W Flamingo Way

A 2-Story Elevated Residence on Concrete Pilaster Stilts

A masonry single-family residence designed for FEMA Zone AE coastal construction. The ground floor is non-habitable — parking, storage, foyer, and elevator lobby — keeping all living space safely above the Base Flood Elevation. All three bedrooms, two bathrooms, vaulted great room, kitchen, laundry, and master suite are on the second floor.

1,791 SF of living space on the main floor
Fully trimmed 2-stop MRL Traction elevator (no sump pump — chosen for flood-zone compliance)
720 SF garage with 16' hurricane-rated door
584 SF Trex Select composite decks with black aluminum railings
Complete Mr. Impact hurricane-rated impact windows + doors throughout — no shutters ever needed
16 SEER+ Goodman heat pump on elevated platform above BFE
30-year GAF Timberline HDZ shingles + ZIP System wall sheathing
3-coat sand-finish stucco over masonry with vinyl siding accents

How the Investment Is Structured

A fixed-price construction contract plus a separate Joint Escrow Reserve held at a title company under your control. The structure protects you in two ways: locked construction price + escrow-controlled risk reserve. Permit and impact fees you have already paid to the City stay with you — not duplicated in this scope.

Fixed price paid via 13 inspection-triggered milestones — every payment tied to a verifiable Pinellas County inspection
Joint Escrow Reserve ($55,312) held at title company under Owner control — $15,000 pre-allocated for plan revisions + as-builts; $40,312 Project Risk Reserve (dual-signature only — unused balance returns to Owner at closeout)
33-week construction — substantial completion January 29, 2027 (4 weeks pre-construction + 29 weeks construction with weather buffers and holidays)
Full risk transfer — MattBeth absorbs site discoveries, weather events, and subcontractor pricing risk

Total Investment Structure

$836,764

Inclusive of fixed-price construction + refundable joint escrow

MattBeth Fixed Price

$781,452

+ Joint Escrow Reserve

$55,312

Construction Start

July 13, 2026

Certificate of Occupancy

January 29, 2027

Your Investment by Scope Category

Every category below is a complete scope of work with all labor, materials, subcontractors, supervision, and overhead bundled in. Together they total the fixed-price contract. The full itemization (211 specific items across 18 divisions) is in the standalone Scope of Work document — this is the summary view.

Project Management & Site Operations

Full-time superintendent throughout construction, schedule coordination, subcontractor management, dumpster service, temp utilities, port-a-john, site fencing, Builder's Risk insurance, Workers Comp, General Liability, weekly Owner updates with photo documentation, lien release management, all overhead for 33-week build.

$113,000

Site Preparation & Earthwork

Re-excavation of king-tide damaged footings, dewatering with well points, tidal barrier, soil compaction, termite pre-treatment, erosion control, final grading + sod perimeter, DECO drain compliance.

$22,500

Concrete Foundation

3,000 PSI reinforced footings + slab on grade (2,591 SF), rebar + anchor bolts, vapor barrier, concrete pump, power-trowel finish, driveway (700 SF), front walk (100 SF).

$56,000

Masonry Envelope

8x8x16 CMU walls (5,175 SF total — ground + main floor), Cast-Crete precast lintels, cell-fill grouting, bond beams, vertical + horizontal reinforcement, Perfect Trades crew (existing All State sub retained).

$118,000

Structural Steel & Hardware

Simpson Strong-Tie hold-downs, hurricane ties, Hilti anchors, aluminum exterior meter access stair, all galvanized for coastal corrosion.

$8,500

Framing, Trusses & Decking

Engineered floor trusses (24" clear-span), 180mph roof trusses, LVL beams + headers, 2x6 SPF exterior wall framing, Huber ZIP System sheathing with integrated WRB, 5/8" CDX roof sheathing, Trex Select composite decking with aluminum railings.

$142,000

Roofing, Insulation & Exterior Cladding

GAF Timberline HDZ 30-yr architectural shingles, GAF synthetic underlayment + ice/water shield, R-13 wall + R-38 attic insulation, FiFoil radiant barrier, Rockwool sound batts, 3-coat sand-finish stucco, CertainTeed vinyl siding accents, aluminum fascia + soffit, Englert seamless gutters.

$72,000

Windows, Doors & Openings

Complete Mr. Impact hurricane-rated window + door package, 72"x96" impact SGD, French entry door with sidelights, master double French doors, 4 fixed glass picture windows, C.H.I. 16'W hurricane garage door, 10 interior 6-panel doors, Kwikset hardware.

$32,000

Interior Finishes (Drywall, Paint, Tile, Flooring)

USG Sheetrock + 5/8" Type X at garage wall, knock-down ceiling, Sherwin-Williams ProMar 200 interior + Loxon XP exterior, ceramic tile in kitchen + 2 baths + utility (850 SF Owner-select), Schluter shower niches, Mohawk SmartStrand carpet in bedrooms.

$45,000

Cabinetry, Countertops & Millwork

42" raised-panel wood kitchen cabinets + 2 bath vanities (Owner-select), granite countertops at kitchen + baths (Owner-select slab), Royal Mouldings base + casing, Crema Marfil marble window sills (11), vinyl ventilated closet shelving.

$32,000

Appliances

Electric range, refrigerator, dishwasher, OTR microwave, InSinkErator garbage disposal — Owner-select brand and finish; all installed and connected by MattBeth.

$10,500

Plumbing

H&M Prime Plumbing rough + trim, Uponor AquaPEX water supply, PVC Schedule 40 DWV, water softener loop, 3 frost-free hose bibbs, water + sewer tap-ins, Rheem 50-gal water heater, Owner-select fixtures.

$27,500

HVAC — Heating, Cooling, Ventilation

3 Ways of Air complete: Goodman 3-ton heat pump 16 SEER+ on elevated platform, Goodman air handler, complete ductwork, smart thermostat, whole-house dehumidifier, 2 bath exhaust fans, range hood vent, hurricane tie-downs.

$22,000

Electrical

ALM Electric complete house: Square D 200A service, Romex wiring, whole-house surge protector (NEC 230.67), tamper-resistant outlets, AFCI/GFCI per code, Halo LED can lights, all CO#1 + CO#2 adds, 4 Cat6 + 1 RG6 + 2 USB structured wiring.

$30,000

Elevator — MRL Traction

Florida Home Elevators 2-stop Machine Room-Less Traction residential elevator. Chosen over hydraulic to eliminate sump pump requirement in FEMA Zone AE flood-prone construction.

$32,000

Permits, Surveys, FEMA Certs, CMU Special Inspections, Engineering

Change of Contractor administrative filing ($850), Notice of Commencement, tie-in survey + 3 FEMA Elevation Certificates, CMU Special Inspections per FBC Chapter 17, DanScO Engineering coordination, all Pinellas County inspection coordination, as-built drawings.

$11,500

Warranty Service Reserve

1-year general workmanship warranty + 2-10 Home Buyers structural warranty + manufacturer warranty registrations; reserve held by MattBeth for first-year callbacks.

$6,952

MATTBETH FIXED PRICE TOTAL

$781,452

+ JOINT ESCROW RESERVE

Held at title company under Owner control. $15,000 pre-allocated for plan revisions + as-builts; $40,312 Project Risk Reserve (dual-signature only — unused balance returns to Owner at closeout).

$55,312

TOTAL OWNER FUNDING

$836,764

What This View Does (and Doesn't) Show:

This is a summary view. Each line is a complete scope with all labor, materials, sub work, supervision, insurance, and overhead bundled in.
For full itemization, reference the standalone Scope of Work document — 18 divisions, 211 specific items, with brands, code citations, and inspection requirements.
Allowances for Owner-select items (cabinets, counters, tile, fixtures, lighting, appliances) are at 2026 Tampa Bay market rates.
Upgrades above allowance are signed Change Orders before installation — never surprise charges.

Scope of Work Summary

This is a high-level summary of what is being built. The complete Scope of Work document (18 divisions, 211 specific items, brand specifications, code citations) is provided as a separate PDF.

Foundation & Structure

3,000 PSI concrete reinforced footings + slab on grade (re-excavation of king-tide damaged footings included). Concrete pilaster stilt construction with 8x8x16 CMU masonry walls — 2,902 SF ground floor + 2,273 SF main floor. Cast-Crete precast lintels at all openings. Cell-fill grouting with bond beam tie beams at top of each lift. CMU Special Inspections per FBC Chapter 17.

Framing & Trusses

Engineered floor trusses 24" deep for clear-span open ground floor. 180 mph wind-rated engineered roof trusses. Boise Cascade LVL beams + flush headers. 2x6 SPF exterior wall framing. Huber ZIP System wall sheathing — integrated water-resistive barrier + air barrier in one product. 5/8" CDX roof sheathing. Simpson Strong-Tie connectors throughout. Trex Select composite decking with black aluminum railings on both decks.

Roof, Stucco & Exterior

GAF Timberline HDZ 30-year architectural shingles (color Owner-select) over GAF synthetic underlayment with ice-and-water barrier at eaves and valleys. 3-coat sand-finish stucco over the masonry envelope. CertainTeed vinyl siding accents at gable ends. Aluminum fascia + perforated soffit. Englert seamless aluminum gutters around the entire perimeter.

Windows, Doors & Openings

Complete Mr. Impact hurricane-rated impact window and door package — every opening glazed for FL High Velocity Hurricane Zone code. Includes single-hung impact windows, French entry door with sidelights, master suite double French doors, fixed glass picture windows, and 72"x96" impact-rated sliding glass door to the rear deck. C.H.I. 16' hurricane-rated garage door. 10 interior 6-panel doors with Kwikset Tustin lever sets.

Insulation & Interior Finishes

R-13 Owens Corning batts in 2x6 walls, R-38 blown-in attic, FiFoil radiant barrier, Rockwool sound batts at interior walls. USG Sheetrock with knock-down ceiling. Sherwin-Williams ProMar 200 interior paint (Owner-select color) + Loxon XP exterior stucco coating. Ceramic tile in kitchen, baths, and utility (Owner-select pattern). Schluter waterproof shower niches. Mohawk SmartStrand carpet in bedrooms.

Cabinetry, Countertops & Millwork

42" raised-panel wood kitchen cabinets + 2 bath vanities (Owner-select brand/finish from KraftMaid, Diamond, or comparable). Granite countertops in kitchen and both baths (Owner selects slab at local stone yard). Royal Mouldings base + casing trim throughout. Crema Marfil polished marble window sills at all 11 interior window openings.

Plumbing System

H&M Prime Plumbing complete rough + trim. Uponor AquaPEX 1" main with branch distribution. PVC Schedule 40 DWV system. Water softener loop for future whole-home filtration (per CO#1). Three Woodford frost-free hose bibbs. Rheem Performance 50-gal electric water heater. Owner-select fixtures from Ferguson or showroom within allowance.

HVAC System

3 Ways of Air complete package. Goodman 3-ton heat pump (16 SEER+, R-32 refrigerant preferred) on hurricane-tied elevated platform above BFE. Goodman variable-speed air handler. Complete new ductwork with R-8 insulation. ecobee or Nest smart thermostat. Aprilaire whole-house dehumidifier. 2 bathroom exhaust fans vented to exterior. Range hood vented through wall.

Electrical System

ALM Electric complete house package. Square D QO 200A back-to-back main panel. Concrete-encased electrode (Ufer) ground per NEC 250.50. Whole-house surge protector (NEC 230.67). Southwire Romex throughout. Tamper-resistant outlets + AFCI/GFCI per code. Halo HLB LED recessed cans. All CO#1 + CO#2 additions. Structured wiring: 4 Cat6 + 1 RG6 + 2 USB. Hardwired smoke + CO detectors.

Elevator — MRL Traction

Florida Home Elevators 2-stop Machine Room-Less (MRL) Traction residential elevator. Traction was specifically chosen over hydraulic to eliminate the need for a sump pump in the pit (required for hydraulic systems in FEMA Zone AE) and to avoid plan revisions related to hydraulic fluid containment in flood-prone construction.

Permits, Surveys, FEMA Certificates, CMU Special Inspections, Engineering

$850 administrative Change of Contractor permit transfer. New Notice of Commencement. Tie-in survey at slab. Under-Construction + Frame + FINAL FEMA Elevation Certificates. CMU Special Inspections per FBC Chapter 17. DanScO Engineering coordination. All Pinellas County inspections scheduled, walked, and signed off by MattBeth. As-built drawings delivered to Owner at closeout.

NOTE: Owner has separately paid all City permit, impact, water, and sewer fees directly to Pinellas County. Those are NOT in this scope — they stay with you.

Warranty & Post-Construction

1-year MattBeth general workmanship warranty on all labor and installation. 2-10 Home Buyers Warranty providing 10-year structural warranty (registered in your name). All manufacturer warranties registered. Warranty service reserve held by MattBeth for first-year callbacks. Direct phone access to Matthias and project superintendent for 1 year post-CO.

Project Schedule

33 weeks from LOI execution to Certificate of Occupancy. Schedule includes 14 weather buffer days (1 per 6 working days — pulls in if unused) and 7 federal holidays.

Pre-Construction

June 15 — July 12, 2026 (4 weeks)

Week 1 (6/15-6/19)

LOI execution, Change of Contractor filing, insurance binding, Notice of Commencement recorded

Week 2 (6/22-6/26)

Subcontractor agreements signed, long-lead Purchase Orders to Mr. Impact + Raymond + FHE Elevator, PO copies sent to Owner

Week 3 (6/29-7/3)

Equipment ordered, sub mobilization meetings, Cemex slots confirmed (July 3 holiday observed)

Week 4 (7/6-7/10)

Surveyor pre-mob walk, Wed 7/8 temp fence install, dumpster + porta-john + temp power on site

Construction

July 13 — November 13, 2026 (18 weeks of active build)

Week 5 (7/13)

CONSTRUCTION DAY 1 — re-excavation begins

Weeks 6-7 (7/20-7/31)

Footer pour + slab pour + slab inspection

Weeks 8-12 (8/3-9/4)

Masonry walls ground + main floor + tie beams

Weeks 13-15 (9/7-9/25)

Floor + roof trusses set with crane + ZIP sheathing

Weeks 16-17 (9/28-10/9)

Dry-in + impact windows + doors install

Weeks 18-19 (10/12-10/23)

Plumbing + electrical + HVAC rough-ins

Weeks 20-22 (10/26-11/13)

Roofing shingles + stucco + insulation

Finish-Out & Closeout

November 16, 2026 — January 29, 2027 (10 weeks)

Weeks 23-25 (11/16-12/4)

Drywall hang + finish + texture + paint

Weeks 26-27 (12/7-12/18)

Tile + bath finishes + exterior complete

Weeks 28-29 (12/21-1/1)

Cabinets + counters + doors + millwork + holidays

Week 30 (1/4-1/8)

MEP trim + smart fixtures

Week 31 (1/11-1/15)

Granite install + appliances + carpet + elevator operational

Week 32 (1/18-1/22)

Final exterior paint + driveway + sod

Week 33 (1/25-1/29)

Final inspections + CO issued January 29, 2027

Substantial Completion Target: January 29, 2027

Day-by-day schedule with crew sizes, equipment, and individual activity blocks for every workday is available in the standalone Project Workbook.

Payment Schedule

Thirteen milestones — every payment tied to a verifiable inspection or completion event you can look up on the Pinellas County BDRS portal. The first two upfront wires (Mobilization + Long-Lead Materials with PO receipts) get the project on site and lock in pricing on the 4-6 week lead items. After that, payments only flow as work passes inspection.

Mobilization Deposit

LOI execution (6/15) + simultaneous Joint Escrow funding

$78,145

10% of total

Long-Lead Materials Deposit

Day 7-10 — PO copies for Mr. Impact, Raymond, FHE Elevator submitted as receipts

$39,073

5% of total

Foundation Complete

Slab inspection passed (IVR 1004) + termite sticker — ≈ 7/31

$78,145

10% of total

Block Walls Complete

Lintel inspection passed (IVR 1006) — ≈ 8/21

$78,145

10% of total

Trusses Set + Sheathing

Roof + wall sheathing inspections passed — ≈ 9/25

$78,145

10% of total

Dry-In Complete

Roof dry-in inspection (IVR 1012) passed — ≈ 10/2

$78,145

10% of total

Rough-Ins Approved

P-1st + M-1st + B-Rough inspections passed — ≈ 10/22

$39,073

5% of total

Frame Inspection + FEMA EC

Frame (1016) + Lowest-Floor sealed survey — ≈ 11/6

$39,073

5% of total

Drywall + Insulation

Insulation (1010) + drywall (1022/1028) inspections passed — ≈ 12/3

$78,145

10% of total

Exterior Complete

Stucco color coat + siding + roof + gutters complete — ≈ 12/11

$78,145

10% of total

Interior Finishes

Cabinets + counters + tile + paint substantially complete — ≈ 12/29

$39,073

5% of total

MRL Elevator + MEP Trim

Elevator operational + plumbing/electrical trim + HVAC start-up — ≈ 1/15/27

$39,073

5% of total

Certificate of Occupancy

CO issued + final FEMA EC + punch closed + Escrow reconciliation — ≈ 1/29/27

$39,072

5% of total

Joint Escrow Reserve — Under Your Control

$15,000 pre-allocated for plan revisions + as-built drawings — released via Reserve Request Form as predictable work occurs
$40,312 held as Project Risk Reserve — released only on dual-signature approval (you + MattBeth) within 24 hours for unforeseen conditions
Unused balance returns to you at substantial completion
You see every transaction — escrow agent reports to both parties
Title company or real estate attorney mutually selected before mobilization

Hurricane Season Protection

Florida construction during hurricane season (June through November) requires proactive protection. MattBeth maintains a clear protocol before, during, and after any named storm event.

Pre-Season Preparation

20 hurricane tarps + 200 tie-down straps + 50 sheets of plywood stocked at off-site storage
5x10 climate-controlled storage rental for material protection
7000W generator + fuel reserve on site during active builds
Site emergency kit with lighting, communications, basic medical
2-hour hurricane safety meeting with all subcontractors
Builder's Risk policy named-storm coverage verified active

When a Storm Is Forecast

T-48 hours

All loose material secured or removed. Construction debris hauled off-site. Generators fueled.

T-36 hours

All windows and openings closed and braced. Active work stopped. Site secured.

T-24 hours

Final walk-through with photo documentation. All subs released. Owner notified.

T-12 hours

Final wind-driven debris removal. Tarps deployed. Site locked down.

Storm passage

No work performed during storm or watch/warning period.

T+12 hours

Damage assessment + photo documentation. Insurance notification if required.

T+24-72 hours

Site cleanup, dry-out procedures, structural inspection by engineer.

T+7 days

Re-mobilization of subs. Schedule recovery plan provided to Owner.

Who Pays for What

Pre-season supplies — included in fixed price
Pre-storm preparation labor — included in fixed price
Post-storm cleanup + dry-out — included in fixed price up to total contingency reserve
Storm damage to materials/work in place — Builder's Risk Insurance (you named as additional insured)
Schedule delay due to storm — absorbed by MattBeth; substantial completion may shift but contract price does not
Catastrophic loss (Cat 4-5 direct hit) — force majeure provisions; Builder's Risk covers rebuild

How We Move Forward

Three concrete steps to get from this proposal to construction Day 1.

Review the Letter of Intent (delivered separately as PDF) and sign within 7 days. The LOI captures the fixed price, the milestone schedule, the escrow structure, and the standard terms. A definitive AIA A105 Construction Agreement replaces it within 14 days of mobilization.

Day 0 — Wire two transfers: $78,145 mobilization deposit to MattBeth + $55,312 to the joint escrow agent at the title company we agree on (your money stays under your control). Total Day 0: $133,457. The day both transfers clear, MattBeth files the administrative Change of Contractor with Pinellas County.

Day 7-10 — Long-Lead Materials wire: $39,073 to MattBeth after we submit Purchase Order copies for Mr. Impact (windows + doors), Raymond Building Supply (trusses), and Florida Home Elevators (MRL Traction elevator) — PO copies attached as your receipts.

July 13, 2026 — Construction Day 1. Re-excavation begins. From there, every milestone payment is tied to a Pinellas County inspection event you can verify on the public BDRS portal. Substantial completion + Certificate of Occupancy: January 29, 2027.

Ready to Start the Conversation?

Call or text Matthias anytime. Happy to walk through every line item in person, by phone, or on a Zoom call.

📞 Call 954.418.2336 ✉ Email Matthias