From: Mac Thomson (
Date: Wed, 8 Dec 2004 11:12:04 -0800 (PST)
Copied below the system we used here at Heartwood, which I think worked
quite well.  BTW, Heartwood was in development from 1994 - 2000, with most
move-ins happening in 2000.  We are 24 households in rural SW Colorado.

Good luck with your dreams of creating community.  After nearly 5 years
here, life seems to be getting easier and richer with my dreams of community
being realized more and more with each passing month.  In my experience
there seems to be a learning curve to creating a tribe from scratch --
something I wasn't necessarily expecting when I moved in


Mac Thomson

Heartwood Cohousing
Southwest Colorado

"In all things of Nature there is something of the marvelous."
         - Aristotle

Membership Incentives are offered for a number of reasons:
* To reward Members that join early for the high level of risk inherent in
the development project during the initial phases.
* To reward Members that join early for the use of their money for a longer
period of time. If it wasn't paid to HC, it could be earning interest
somewhere else.  
(Every household was required to invest $6000 to become members.  The $6000
was later credited to their lot purchase.)
* To reward Members that join early for the extra work that they put in at
the beginning.  
* To encourage Members to sign up early, especially at critical points in
the development process. Our Membership Threshold Goals must be met for us
to move ahead with development.

The order in which households become Members is the order in which they will
get to choose lots.

To avoid any misunderstanding, it should be understood that lots will be
priced differently depending on their relative market values (views, trees,
topography, etc.). These prices will be determined before lots are chosen.

Equity Credits are awarded to Members based on when they join during the
development project. A Member household that joins before the following
development milestones and is current in their stock purchase payments
receives the following Equity Credit:
  Site control (under contract for land)   May 22, 1997   $5000
  Land Purchase   May 22, 1998   $3000
  Receiving preliminary land use approval   December 21, 1998   $2000
  Beginning of construction   August 12, 1999   $1000
So a Member household that joined after May 22, 1997, but before May 22,
1998 and is current with its payments would receive a $3000 discount off the
price of their lot. If that Member selects a $54,000 lot, they would only
pay $51,000 for the lot. The credits are used at the time of final lot

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