combining affordable high-performance housing with community gardens, education centers,

and smart infrastructure. The project is a public-private partnership model that prioritizes

financial viability and human-centered design, aiming to uplift residents through sustainable

living, food security, education, and ownership opportunities.

Executive Summary

● Affordable, Sustainable Homes: 120 energy-efficient homes (~1,500 sq. ft. each)

constructed with Structural Insulated Panels (SIPs) for superior insulation and durability.

The target price of ~$250,000 per home balances quality and affordability, with potential

garages or carports included if budget permits. Homes are designed to achieve high

energy performance (low HERS scores), meaning significantly lower utility costs for

nutrition publichealth.tulane.edu. The garden also offers vocational training in agriculture

and sustainability for all ages.

to improve adult literacy and life skills in a joyful, engaging way. (Texas currently ranks

46th in adult literacy, with ~19% of adults lacking basic prose skills literacytexas.org, so this

is a critical need addressed in an inviting manner.)

● Smart Energy Infrastructure: Serenity Village is planned as a “nearly self-reliant”

neighborhood with a solar-powered microgrid. Rooftop or community solar panels, on-site

battery storage, and a backup generator will ensure resilient power for residents. This

means essential systems stay on during grid outages – a valuable benefit in Texas, where

extreme weather has exposed grid vulnerabilities. Modern microgrids combining solar

and batteries can operate independently and keep critical services running during

everyone can go online for job applications, telehealth, education, and communication.

(Today, about 22% of rural Americans lack access to baseline broadband service usda.gov

– Serenity Village aims to eliminate this barrier in our community.) Robust connectivity will

also support smart home features and security systems across the neighborhood.

● Modular Design & Efficiency: The project’s construction approach is modular and

component-based, using factory-fabricated panels and modules to speed up building and

reduce waste. This method can accelerate construction by 20–50% and cut costs by up

to 20% compared to traditional building mckinsey.com. Resource-efficient design (efficient

water use, waste recycling during construction, etc.) will further contain costs and

homes and amenities. Each phase is designed with resilience in mind: high wind-resistant

buildings (SIPs provide excellent structural strength against storms), backup power

systems, and drainage solutions (like rain gardens and a retention pond) to mitigate

flooding. This phased approach also allows engagement with residents and partners at

each step, ensuring the project stays aligned with community needs.

● Equity-Based Ownership Model: Serenity Village is structured as an equity partnership

to keep it affordable and inclusive. In exchange for contributing the land, the City of

Palestine would hold an estimated 30–45% ownership stake in the development. This

means the city becomes a co-owner/investor rather than just a land donor, aligning the

project with public interests and allowing the community to share in long-term equity and

benefits. The remaining ownership would be held by the development partners and

potentially a community trust or cooperative. This model ensures that as the property

appreciates or generates income, the city (and by extension, the public) shares in that

in parallel and can be provided separately.)

In summary, Serenity Village at Palestine is a practical yet ambitious initiative to create a

sustainable, empowered community. By integrating efficient homes, renewable energy, food

production, education, and an innovative ownership structure, the project strives to deliver both

financial viability and social impact. Below is a full white paper detailing each aspect of the

project for review by contractors, city staff, and community stakeholders.

Introduction: A Vision for Sustainable Community Living

Palestine, Texas faces a set of familiar challenges: pockets of poverty and food insecurity, gaps in

education and literacy, aging housing stock, and infrastructure that doesn’t always meet modern

public support (like city-contributed land and alignment with city planning goals) with private

innovation and investment, the project is structured to be both impactful and financially sound.

The City’s stake in the project (modeled at roughly one-third ownership via the land contribution)

exemplifies this collaborative approach.

The development is planned for a suitable tract of land (to be confirmed with the city) where

approximately 120 homes can be built along with communal facilities and green space. The site

will be designed as a walkable village – imagine tree-lined streets, a central community hub,

gardens and play areas, and clusters of homes built with modern yet contextually appropriate

architecture. Each element of the plan – from construction methods to programs for residents –

has been chosen for its practicality and proven benefits. We are not introducing “gimmicks” or

providing mutual support networks. Economically, the affordable home prices and local food

production help insulate residents from external shocks like rising utility costs or food prices.

Over time, we expect this model to “pay forward” – as families in Serenity Village achieve

stability and growth, they contribute back to the local economy and community, creating a

positive ripple effect beyond the development’s boundaries.

Finally, Serenity Village is designed to be a replicable prototype. While this white paper focuses

on Palestine, TX, the principles and components can inform similar projects in other cities. By

(Note: Additional technical documents, design schematics, and prior draft reports related to

Serenity Village are available via the project’s document library at

http://modular.nsgia.com/library. Interested partners can find energy system diagrams,

sandwiches a rigid foam insulation core between structural board (e.g., oriented strand board).

This construction method offers multiple advantages for both builders and residents:

● Energy Efficiency: SIP homes have a very tight and well-insulated building envelope. In

practice, many SIP-built homes achieve Home Energy Rating System (HERS) scores of 50

or less, meaning they are at least 50% more energy-efficient than standard new

homes sips.premierbuildingsystems.com. For residents, this translates into lower heating

and cooling costs year-round, as less energy is required to keep the home comfortable.

High efficiency also contributes to environmental sustainability by reducing the

community’s carbon footprint. We anticipate Serenity Village homes will significantly

exceed baseline energy code requirements, approaching net-zero ready performance

principles. SIPs are prefabricated in factories to precise dimensions and then assembled

families can move into their homes sooner. Additionally, factory fabrication greatly

reduces material waste (scrap wood, excess drywall, etc.), since components are cut

efficiently in a controlled environment and leftovers are often recycled. Traditional

construction can dump tons of waste material per house; in contrast, a modular approach

using high-quality materials. The cost target is roughly in line with the local market’s

appliances and LED lighting will be standard, as will water-saving plumbing fixtures. We

will explore including a garage or carport for each home, as personal vehicles are

if costs come in under budget, attached single-car garages could be added; if not, homes

versatility – from the outside, a SIP house can look like any style of home. We anticipate a

mix of single-story and possibly some two-story designs to create variety. Houses will be

oriented to take advantage of solar gain (for passive heating) and to create pleasant

streetscapes. By using a modular grid layout, we can efficiently plan utilities and roads

while also leaving generous open spaces for community use.

home) that stores surplus solar energy generated in the daytime for use during evenings

or outages. This battery system allows the neighborhood to function as a microgrid – in

the event of a power failure on the main grid, the batteries can supply critical electricity to

maximizing solar usage (less solar energy wasted when production exceeds immediate

production (e.g., storms), a backup generator will provide an additional layer of energy

this emerging best practice for resilience.

cycling water heaters or HVAC units to flatten peak loads – which can further save money

and protect the grid.

● Efficiency and HERS Ratings: It’s worth noting that because the homes are built to a high

lower than average. This makes the job of the solar+storage system easier. We’re

(renewables + storage) – a synergy that maximizes resilience. Even modest solar arrays

on SIP homes can supply a large portion of their energy needs. Our aim is that each home

in Serenity Village could meet a substantial percentage of its annual energy use via

dividend” that effectively increases their disposable income). Environmentally, the

others prefer learning by doing projects. We remain flexible and open to feedback to

shape the programming.

● Outreach and Incentives: To encourage participation, we will ensure scheduling is

offering a “parents’ class” while kids are in an activity). We might also implement a

their neighbors. Building a culture where it’s normal for adults to be students too is the

ultimate goal. Success could be measured not just in GEDs earned (though we’d love to

see many) but also in day-to-day outcomes: a resident confidently reading a book for the

(again, only for those who are comfortable – it’s not meant to embarrass anyone not

participating).

● Community Engagement and Services: Beyond formal literacy, the community center will

(partnering with local healthcare providers for things like diabetes education or vaccine

(ensuring residents know their voices matter in city issues). By having such events on-site,

we make it easier for families to attend and benefit. The non-coercive philosophy means

facilitate resources to meet them. Over time, we anticipate the community will essentially

confidence. A child who attends Porchlight and an adult who learns to read better both carry

something invaluable: hope and capability. The return on investment for these educational

components, in terms of improved livelihoods and community well-being, could be immense and

lasting.

Digital Connectivity: Community Wi-Fi Network for All

Residents

In the modern world, internet connectivity is nearly as essential as utilities like electricity or water,

that as long as there is a clear visual path between transmitter and receiver (which we

ensure in the design), a strong signal can be delivered over hundreds of meters with

or rural communities where laying cable to each home is expensive. Each house might

have a small antenna/receiver (for example, on the roof or an exterior wall) that picks up

the signal and feeds it to a Wi-Fi router inside, providing normal wireless internet indoors.

Alternatively, we could deploy a mesh Wi-Fi system, where numerous nodes create a

seamless network. The technical specifics will be determined with a networking

contractor, but the end result is the same: every household will have broadband internet

Village (covered by either a small HOA-like fee or subsidized through the project’s

operating budget). No family should have to forego internet due to cost. Today, nearly

24% of rural Americans say that access to high-speed internet is a major problem in their

area pewresearch.org – either it’s not available or not affordable. We intend to eliminate

both issues: the network will be available in this location and accessible to everyone. The

speed target is at least the FCC standard (25 Mbps down/3 Mbps up), though we will aim

study simultaneously. The backhaul (main connection) might be via a local ISP fiber line or

fixed wireless link from downtown; we will negotiate the best solution. Even if an external

ISP provides the main line, the cost per unit will be low when shared across 120 homes.

And because the development is new, we can integrate conduits and mount points for

arise. In the adult literacy program, we can incorporate online learning tools

continuity of learning and work.

○ Telehealth and Services: Residents will be able to attend telehealth appointments

(consulting doctors via video) from the privacy of their home, which is a big plus in

rural healthcare access. They can also use online services for things like banking,

implement smart community features: for example, a security camera network at

entry points, or smart sensors for street lighting and water usage, all tied into the

Wi-Fi network for data. The earlier technical documents outline ideas like

occupant dashboards and IoT integration, which a unified network would

support file-8vc2hhfrvdzfqybp154ufg file-8vc2hhfrvdzfqybp154ufg. While we’ll keep

things simple initially, the infrastructure allows future expansion into being a true

○ Digital Literacy Support: As part of our training, we’ll teach residents how to use

the internet safely and effectively (many may be newcomers to having reliable

internet). Basic digital literacy classes will cover things like using email, accessing

virtual library resources, or protecting oneself from scams. This ensures that the

availability of internet translates to actual empowerment, not frustration or

to set up the network and possibly to maintain it long-term. This could be through a local

the ISP bandwidth and maintenance – which, again, when spread per unit, is quite

manageable (and could potentially be offset by seeking FCC or USDA rural broadband

lower than a typical internet bill – this goes into a fund to pay the ISP and upkeep.

open the door for our community members to engage with the wider world, seize new

opportunities, and stay connected to information and each other. This is yet another way Serenity

Village invests in the human-centered design – recognizing that human needs today include

connectivity as much as concrete and mortar.

Phased Development Plan and Project Implementation

distribution, and roadways for at least the first section of the neighborhood. This

energy microgrid in this phase – the solar array (or first batch of rooftop panels),

battery storage system, and backup generator – so that the first residents

perhaps along one street or cluster. These homes will allow us to refine

construction processes (since using SIPs and modular methods at scale may have

tenants could move in, and their feedback will be invaluable. If any design

making sure everything works as intended before wider rollout.

showcase event or open house to demonstrate the results – think of it as cutting

place, Phase 2 would involve building a larger number of homes (say the next 40–50

○ Parks and Recreation: Developing playgrounds, walking trails, or a sports court in

the community open spaces. Also, completing any remaining landscaping and

10 regular participants in Phase 1, by Phase 2 with more residents we might

formalize it into a small “Serenity Learning Academy” with a paid coordinator if

justified.

○ Resilience Features: One aspect of resilience is community self-governance and

preparedness. By Phase 2, we will help residents establish a neighborhood

decision-making (with support from the developer and city). They can form

committees for things like community garden management, safety and emergency

response planning, social events, etc. Encouraging this resident leadership early

sets the tone for long-term success and empowerment. The association will also

periodic meetings with it, depending on the model).

○ All homes are built and occupied, the entire garden and green space network is

homes to residents), Phase 3 is when criteria and processes are put in place.

Alternatively, if it remains a rental community with city equity, then we ensure the

operational. The parallel financial model being developed will guide these

hitting the HERS and solar generation targets?), participation metrics in the garden

and education programs, and qualitative feedback on resident satisfaction. These

metrics are not just for internal assessment but can be reported to funding

which serves as both a transparency tool and a blueprint for others.

estimate roughly:

○ Phase 3: an additional 12 months. In total, approximately a 3 to 4 year timeline

built (since each phase delivers a self-sufficient module of the community).

● Risk Mitigation: Phased development helps mitigate risks: market risk (we won’t

oversupply housing units if demand needs time to catch up), construction risk (we can

adapt methods after the first phase if needed), and financial risk (initial investment is

Importantly, we have designed Phase 1 such that even if – in a worst case – only Phase 1

were built, it would still be a functional community slice (homes with a community center

Financial Model & Ownership Structure: Affordability, Equity,

and City Partnership

From the outset, Serenity Village has been structured not just as a construction project, but as an

innovative ownership and financing model that blends public and private interests. The goal is

financial and ownership plan, emphasizing the equity-based approach and city partnership.

● Housing Affordability and Pricing Targets: Each home is targeted to be delivered at

roughly $250,000 sale price (for a ~1,500 sq ft unit). This price point is intentional – it is

which effectively increases affordability. We anticipate many residents will finance their

homes with FHA or similar mortgages, where at $250k the payments would be on par

development without spending cash (just leveraging an asset it already has –

local residents) are upheld. Financially, the city stands to gain a share of any

a percentage of profits or if units are rented, a share of rental income. This creates

fund future housing initiatives. It’s a model that moves beyond typical incentives

means the project doesn’t need to raise that portion of equity from other investors

○ For Residents/Public: When the city co-owns housing, there’s a built-in safeguard