In this conversation, Lance walks through what it actually takes to build a homebuilding business that lasts. He talks about why his first hire made the first project successful (because he knew what he didn't know), how to structure your first deal so you have enough margin to survive your mistakes, and why contingency planning isn't optional when unexpected costs show up.

When Lance Williams started his homebuilding company in 1996, his equity partners were his wife, mother-in-law, and sister-in-law. Talk about pressure! 

He'd just been laid off during a market downturn, took a short vacation, and came back ready to tie up his first deal: a 12-unit project that required $300,000 in equity and $2.7 million in debt. 

The problem? Banks weren't lending. So he and his mentor, California development legend Ray Watt, drove around Southern California meeting with lenders in lobbies, hearing fascinating stories about the founders of various banks, but getting the same answer: "We can't make loans right now."

"Those equity partners you definitely want to perform for: your family members, your wife, your mother in law, and your sister in law."

They eventually found financing through a U.S.-based Chinese bank. The project worked. And since then, Williams Homes has built over 3,200 homes across 85 communities with a combined value exceeding $1.7 billion. 

Lance has never walked away from a project. Not through the Great Financial Crisis. Not through recessions. Not through California's regulatory maze that can add 18 months of delays and balloon land development costs by $50 million mid-project.

"We have a hundred percent success rate. So we've never had a deal that busted that we didn't complete. And that's through the great financial crisis, through a lot of ups and downs."

"That project was really successful because of his experience. He was able to get on the phone and bring trade contractors there that made the project exceptionally successful. So we built great product at a great price and there was a market for it even in the middle of a recession, and we were profitable. So that was mostly successful because I hired one person correctly, cause I didn't know ultimately what I didn't know at that point in my career."

Lance explains the difference between building in California, where a pre-application meeting can now include 20 people from 20 different agencies, versus building in Idaho and Montana, where permits come faster and prices are more attainable.

"We'd have these entitlement meetings with these cities and we would do what's called a pre application meeting. We initially were doing it 20 years ago. We'd get into a room and the room was pretty small, it had like five or six people in it from different agencies. Today, that room is three times the size, might be 20 people from 20 different agencies all sitting in the room. And they're looking for you to get to pay your fees and get your approvals from each one of them."

Lance also gets into the mechanics: how to build relationships with lenders over decades, why you need both bank financing and equity partners on almost every deal, and how to structure family trusts if you're fortunate enough to retain earnings. 

He shares why he's shifting Williams Homes from 90% for-sale housing to a 50-50 split between for-sale and rental, driven by California's affordability crisis and the reality that young families often can't break into homeownership in coastal markets.

"It's a very capital intensive business, especially in Southern California where you have these long term projects. We have traditional bank financing and over time you build relationships with lenders and loan officers. And sometimes we'll have the same loan officer for 20, 30 years and that loan officer might have moved to two or three different banks."

But this isn't just a conversation about numbers and deal structures. Lance also talks about what drives him after decades in the business: the permanency of the product, the reward of driving past a neighborhood and seeing families at the dinner table, and why his favorite project is always the next one.

"What drew me to the business was the permanency of the product. You build a home for a family and that family's going to live in it for decades. And so the product's very durable and very visual and very easy to understand. Driving a neighborhood when a project's complete and seeing a young family at the dinner table doing their homework and having dinner together is pretty darn rewarding."

He discusses the Williams Hope House, Family Promise project his company built to serve transitionally homeless families, his path to becoming a licensed pilot alongside his son, and why the two words that define a private homebuilder are "resilient and relentless."

"The terms I think of whenever I think of a home builder, especially a private builder, I think the words are like resilient and relentless. You have to have a certain level of resilience, and you have to be relentless in your pursuit of your process of building and delivering homes."

Whether you're a contractor thinking about your first development project or a builder navigating your tenth, Lance's approach is grounded in fundamentals: do your due diligence, start small, buy it right, understand all the risks, and keep your overhead low. One out of every 10 to 20 deals will go sideways. Plan for it. Build contingency into your model. And whatever you do, complete what you start.

"My favorite deal is my next deal. That's the one that's leveling me up."

About Lance Williams

Lance Williams is the co-founder of Williams Homes, which he started in 1996 with industry legend Ray Watt. With 35+ years in construction, Lance has built 3,175+ homes across 85 communities with a total value exceeding $1.7 billion. 

Today, he oversees 20 active projects totaling 3,200+ homes valued at $2.2 billion. He holds a bachelor's degree in Finance, Real Estate, and Law from Cal Poly Pomona and is both a licensed real estate broker and general contractor. 

Lance has chaired major committees for the California Building Industry Association and served on multiple industry boards. He's also a licensed jet pilot, reflecting his appetite for precision and calculated risk. Builders who know him describe him as driven, disciplined, and deeply committed to the communities his company creates.

Learn more at https://williamshomes.com

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Chapters:
0:00 Introduction and Background
2:39 Early Career and First Jobs
5:24 Mentorship Under Ray Watt
8:36 Starting Williams Homes
16:07 Challenges and Opportunities in Different Markets
23:09 Financing and Relationships with Lenders
26:55 Building Relationships with Lenders
29:27 The Importance of Due Diligence
31:15 Contingency Planning in Construction
32:19 Learning from Past Deals
34:21 The Joy of Building and Future Projects
39:07 Community Impact and Charity Work
43:18 Balancing Work and Personal Life
49:51 Final Thoughts and Future Goals