New Build Coaching with Corey · For investors adding new construction

Your build is won or lost before you break ground.

I'm Corey Fields Jr., a second-generation builder, investor, and developer in Atlanta. I help real estate investors add new construction to their investing strategy. You run your deal. I help you get the lot, the budget, the GC, and the exit right while they are still cheap to change.

Corey Fields Jr. at his desk, talking to camera Watch this first · How I coach Apply and book a call

Fill out a short application, then book a call. I want to know your deal before we talk. No course checkout here.

  • Based in Atlanta, GA
  • Second-generation operator
  • Builder, investor, developer
  • Co-creator, New Build Orientation
  • Lot readiness
  • Four cost buckets
  • GC vetting
  • Build-to-sell or rent
  • Direct access to me

Sound familiar

New construction is easy to start.
It is hard to start well.

Most investors who lose money on a first build are not reckless. They have made money in real estate before. They treat ground-up like a bigger flip, and by the time they see what was coming, the capital is already in the ground.

01

New construction is not a rehab with a longer timeline

Different lender, different risks, different order of operations. The flip playbook breaks in the first month.

02

Soft costs land before the loan funds

Survey, site plan, architect, permits, interest reserves. They come out of your pocket first. Leave one blank and the budget is wrong on day one.

03

The lot looks cheap until it is not

Grading, utilities, drainage, historic district rules. I've filmed a site prep budget go from $15K to $30K on my own build.

04

The GC you hire becomes your risk

Vetting a builder is an investor skill. Pick on price alone and you find out what the bid left out mid-build.

05

The exit gets picked too late

Build-to-sell or build-to-rent changes the product, the loan, and the numbers. It is a day-one decision, not a move-in-day one.

06

Everyone you can call is selling something

The lot, the loan, the build. What you actually need is someone who will look at your numbers and tell you stop, or go.

The coaching

Six phases of one-on-one coaching

My coaching runs on the six-phase build path my father, Corey Fields Sr., and I teach. You buy the lot, hire the GC, and deploy the capital. I work the decisions with you at every phase, so you make them with an operator's eyes before your money is committed.

This is not GC training, and I am not building it for you. Here is what each phase covers and what you walk away with.

Corey Fields Jr. on a framing jobsite, tape measure on his belt
On a framing site

  1. Phase 01

    Team assembly

    Before a lot is under contract, get clear on what you are building toward and who is on your side of the table.

    • Your goal, written down. Build-to-sell, build-to-rent, or both, worked backwards from your capital.
    • Who you need before you need them. Lender, surveyor, civil engineer, architect, attorney.
    • An honest readiness check, including whether the right move is to wait.

    You finish withA clear exit strategy and the short list of people your first build needs.

  2. Phase 02

    Lot readiness

    Cheap land gets expensive in the site work. Price the lot the way a builder would before you make an offer.

    • Zoning and what the lot actually lets you build.
    • Survey, topography, and utilities, and what it costs to bring them to the house.
    • Site prep and grading, the line I watched double on my own build.
    • Historic district and permitting rules that change the timeline.

    You finish withA go or no-go on the lot, with the site costs written in before you offer.

  3. Phase 03

    Bankable plan

    A plan a lender will fund, on a budget with no blanks in it.

    • The four cost buckets. Land, soft costs, hard costs, contingency.
    • Soft costs that come before the construction loan funds, priced up front.
    • Carrying costs and interest reserves for the real timeline, not the hopeful one.
    • Build-to-sell and build-to-rent numbers, side by side.

    You finish withA Deal Viability Worksheet with every line filled in.

  4. Phase 04

    GC relationship

    You hire the builder. You do not have to become one. You do need to know what good looks like.

    • What to ask in a GC interview, and what the answers tell you.
    • Reading a bid for what it leaves out.
    • References and past work, checked instead of assumed.
    • Draw schedule and contract terms, talked through before you sign.

    You finish withA GC you chose on more than price, and a bid you understand line by line.

  5. Phase 05

    Build execution

    You and your GC run the build. I am there for the decisions that come up once the dirt moves.

    • Deal review calls as decisions come up. Change orders, delays, surprises.
    • What to watch at each stage. Foundation, framing, final grading and drainage.
    • Budget against actuals, so contingency gets spent on purpose.

    You finish withDecisions made with an operator's read, while they can still change the outcome.

  6. Phase 06

    Finish and exit

    The exit gets planned in phase one and executed here.

    • Sell or hold, checked against the numbers you started with.
    • What went to plan and what did not, turned into a checklist for build two.

    You finish withA clear exit decision and a process you can repeat on the next build.

Apply and book a call

If it is not a fit, I will tell you straight. If you want someone to build it for you, this is not that.

On the ground

Not coaching this
from a desk

I build duplexes, spec homes, and urban infill in Atlanta, and I document it on YouTube while it happens. The pours, the site walks, the budget surprises, and the decisions behind them.

Corey crouching in a footing trench, measuring with a tape while a crew member holds a shovel
Measuring footings on site
Corey walking past three duplexes under construction in Atlanta 3 duplexes at once · Atlanta
Finished modern multi-unit townhome exterior with white siding, seen from a covered deck
Finished multi-unit project

On the jobsite. Pour oversight, footings, framing walkthroughs. Filmed, not staged for a course.

I'm Building 3 Duplexes at Once in Atlanta (Here's What's Happening). Plus three urban infill specs in Northwest Atlanta, crawl space and stem wall details, and final grading.

Finished product. Project photo from our New Build Orientation site.

Before you make an offer

Every lot gets this worksheet before you offer

This is the Deal Viability Worksheet from my program. Four cost buckets, every line filled in with a real number. Leave a blank and you are underestimating.

Bucket 1 · Land

20 to 30%

Of total project cost, on the worksheet's planning range.

Bucket 2 · Soft costs

15 to 20%

Paid before the construction loan funds.

The rule

No blanks

A blank line is an underestimate. Get the permit quote from the city.

LandBucket 1

Purchase price
$ ________
Closing costs2 to 5% of purchase
$ ________
Carrying costs until construction startsTaxes, insurance
$ ________
Site work prepClearing, grading, utilities
$ ________
Land total
$ ________

Soft costsBucket 2

Survey
$ ________
Civil engineer and site plan
$ ________
Architect and building plans
$ ________
Permits and feesGet the actual quote from the city
$ ________
Soil testingIf needed
$ ________
Financing costsOrigination, appraisal
$ ________
Interest reserves6 to 12 months
$ ________
InsuranceBuilder's risk, liability
$ ________
Attorney feesIf needed
$ ________

Hard costsBucket 3

Construction materials
$ ________
Labor and subcontractors
$ ________
Site prep and infrastructure
$ ________
Building systemsMEP
$ ________
Finishes and fixtures
$ ________
Equipment and machinery
$ ________

ContingencyBucket 4

Unforeseen conditions
$ ________
Design changes
$ ________
Market volatility buffer
$ ________
Schedule delays
$ ________
Regulatory changes
$ ________
Risk mitigation fund
$ ________

This is where first builds go wrong. Most people budget the house. The worksheet makes you budget the project. In coaching you fill it in on your actual lot, and I go through it with you line by line.

Who I am

Builders, investors, and developers.
Not internet gurus.

Corey Fields Jr. and Corey Fields Sr. side by side, labeled with their names

I'm Corey Fields Jr., a second-generation builder, investor, and developer. My father, Corey Fields Sr., and I created the New Build Orientation program and the Before You Build guide together.

On YouTube, I document new construction in Atlanta as it happens. I break down the business model for investors who want to add ground-up to what they already do.

When you join, you work with me directly. My dad is co-creator of the frameworks we will work from.

“Second-generation operator breaking down the new construction business model. Deals, decisions, and what actually matters.”

From my YouTube channel · @CoreyFieldsII

What you get

Everything in New Build Coaching with Corey

Eight months, run by me, for investors putting their own capital into new construction.

Included[PROGRAM_DURATION]

  • Direct coaching with me, on your actual deal
  • Application review before any call is booked
  • Coaching and deal review calls, [CALL_CADENCE]
  • Messaging between calls, replies within [MESSAGING_SLA]
  • Lot readiness review before you offer
  • Four cost bucket budget, reviewed line by line
  • GC interview and bid review before you sign
  • Build-to-sell or build-to-rent path, decided early
  • The six-phase build path, worked phase by phase
  • An operator's read when a decision is live during the build
Length
[PROGRAM_DURATION]
Seats
[SEAT_COUNT]
Calls
[CALL_CADENCE]

What I promise is the process. I work your pre-construction checklist with you until it is decision-ready. I show up for every scheduled call. I reply within [MESSAGING_SLA]. I cannot promise what a build will return, and I will never pretend otherwise.

Applications for this round close [COHORT_DEADLINE].

Apply and book a call

By application, because I want to give every seat real attention.

Figuring it out alone

A bigger flip and some hope

  • Budget built on the house, not the project
  • Lot bought before the site work is priced
  • GC picked on the lowest bid
  • Exit decided when the house is done
  • Nobody to call the night before you sign
  • The same lessons again on build two

Working with me

Decisions made before the dirt moves

  • All four cost buckets priced before you offer
  • Lot checked for readiness, not just price
  • GC vetted with the right questions
  • Exit chosen on day one
  • An operator to call when a decision is live
  • A process you can repeat on the next build

This is for you if

  • You flip, hold rentals, or run STRs and want ground-up in the strategy.
  • You have capital, or a clear path to it.
  • You want an operator's lens before you buy the lot, not after.
  • You would rather not learn a $50K to $150K lesson mid-build.

This is not for you if

  • You want to become a GC, learn takeoffs, or swing a hammer.
  • You only want the $27 guide. That is here.
  • You want me to build the project for you.
  • You want guaranteed returns. Nobody honest offers those.

Other ways in

Not ready for coaching? Start here.

Same world. Different seat. The guide is a quick orientation read. The Orientation Program is self-paced curriculum. Coaching is me on your deal.

Before You Build guide, open to the table of contents and a page titled A Hard Truth, next to the cover

Guide$27

Before You Build

A 15-page pre-construction guide with bonuses and Skool community access for buyers.

See the guide
The New Build Orientation Program bundle by Corey Fields Jr. and Corey Fields Sr., with module screens and framework PDFs

Self-paced$997

The New Build Orientation Program

22+ sub-modules and frameworks. Enrolled members join the private Skool community.

See the program
Corey Fields Jr. YouTube profile picture

YouTubeFree

@CoreyFieldsII

Builds documented in public. Deals, decisions, and what actually matters.

Watch the channel

FAQ

Straight answers

01How is this different from the $27 Before You Build guide?

The guide is a 15-page read on what every investor should understand before a first residential new build. It is a strong first step. Coaching is me working your actual lot, budget, and GC decisions with you.

02How is this different from the $997 New Build Orientation Program?

The Orientation Program is self-paced. You work through the modules on your own time. Coaching is direct. Same frameworks, different seat. You get my read on your deal, not just the curriculum.

03Is this GC training?

No. You will not learn takeoffs, sub management, or how to swing a hammer. This is the investor seat. What to buy, who to hire, what it really costs, and when to walk.

04Will you build my project for me?

No. You own the deal, the capital, and the decisions. You hire your own GC. I advise.

05Do you guarantee returns?

No. New construction can lose money, and anyone promising margins is selling something. What I promise is process. I work your pre-construction checklist with you until it is decision-ready, and I show up.

06I do not invest in Atlanta. Can I still apply?

I build in Atlanta. If your market is somewhere else, tell me on your application. We decide on fit before anyone commits to anything.

07What does it cost?

I go over pricing on the call, once I know your deal and we both know it is a fit. Nothing gets committed before that.

Apply

Get the big decisions right while they are still cheap to change.

Apply and book a call

Short application, then book your call. Tell me about your deal and we will go from there.