Scarmazzi Homes

What Scarmazzi Homes does

Scarmazzi Homes, legally operating as IP86 LLC and headquartered at 127 Adams Avenue in Canonsburg, PA, is a privately held, family-owned residential homebuilder founded in 1999 by Paul and Lisa Scarmazzi as Hawthorne Partners, Inc. (rebranded to its current name in 2012 after operating under the Epcon Homes franchise). The company focuses exclusively on two product types: single-level luxury patio homes (1,500-3,000+ sq ft, 2-4 bedrooms across seven floor plans) and modern townhomes (up to 2,400+ sq ft, up to 4 bedrooms and 3.5 baths), with a smaller attached-duplex line added in 2025. It sells through approximately 8+ planned communities concentrated in Western Pennsylvania (Washington, Allegheny, Beaver, and Westmoreland counties) and supplements community sales with a Build On Your Lot (BOYL) program for buyer-owned land.

The business model is overwhelmingly transactional home sales augmented by recurring HOA fees for exterior maintenance (lawn care, snow removal, mulching) and amenity upkeep (clubhouses, pools, fitness centers, pickleball courts). Pricing starts from the $300s for townhomes and scales into the high-$400Ks-$700Ks+ for larger luxury patio homes. Go-to-market combines a consultative New Home Consultant field sales force, model-home tours augmented by self-guided UTour technology, realtor referral partnerships, and customer referrals amplified by a 94% GuildQuality recommendation rate. The Design Center at headquarters and the Builder Signal construction-progress platform differentiate the buyer experience.

Ancillary revenue and relationship drivers include interior personalization via the Design Center (cabinetry, tile, countertops, plumbing, flooring) backed by a 2-10 Home Buyers Warranty with 10-year structural coverage, a third-party 2M Quality construction inspection program, and preferred-vendor relationships with Princeton Financial (mortgage), Bowles Rice (closing), and Guardian Protection (security). The company employs roughly 25 people, claims 500+ cumulative residents moved in (2020 milestone), and was recognized by the Pittsburgh Business Times as the 20th fastest-growing company for 2021-2023 and a Best Places to Work honoree for five consecutive years (2021-2025).

Name

Scarmazzi Homes

Legal name

IP86 LLC

Website

https://scarmazzihomes.com

Company type

Private

Founded year

1999

Operating status

Operating

Headcount range

11–50 employees

Short description

Scarmazzi Homes is a family-owned, Pittsburgh-area homebuilder founded in 1999 that constructs single-level luxury patio homes and low-maintenance townhomes across 8+ planned communities in Western Pennsylvania, serving retirees, downsizers, and first-time homebuyers through HOA-managed neighborhoods with on-site amenities and a Design Center customization experience.

Ownership category

akta.pro rank

Headquarters

HQ city

Canonsburg

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Supply Chain, Operations, Personnel, Marketing or Sales, Infrastructure

Revenue model

1. New Home Sales: Primary revenue from sale of newly constructed luxury patio homes and townhomes. Homes range from 1,500-3,000+ sq ft patio homes with 2-4 bedrooms to townhomes up to 2,400+ sq ft with up to 4 bedrooms and 3.5 baths.
2. Community/HOA Services: Revenue from homeowners association fees covering exterior maintenance, lawn care, snow removal, and community amenities (clubhouse, pool, fitness center, pickleball courts).
3. Build On Your Lot (BOYL): Custom home building on customer-owned land in Southwestern Pennsylvania, offering Scarmazzi floorplans on buyer-selected lots.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels8 records

Core offering

Scarmazzi Homes designs, builds, and sells new construction patio homes and townhomes within planned communities in the greater Pittsburgh, Pennsylvania region. The company offers both move-in-ready inventory homes and a Build On Your Lot program, with included lawn maintenance and HOA-managed neighborhoods for low-maintenance living.

Product overview

Scarmazzi Homes is a premier Pittsburgh-area homebuilder specializing in luxury patio homes and modern townhomes across multiple planned communities. The core product portfolio includes two main housing types: single-level Luxury Patio Homes (seven floor plans: Capri, Coventry, Milano, Portico, Promenade, Salerno, and Torino, ranging 1,577-4,261 sq ft with 2-4 bedrooms) and Townhomes (including Hawthorne with 3 beds/3 baths at 2,146 sq ft, and Oxford). The company differentiates through included features (outdoor courtyards, spacious garages, smart home features), HOA-managed maintenance services, and a comprehensive Design Center for personalization. Supplementary offerings include Quick Delivery homes for faster move-in, the Build On Your Lot (BOYL) program for custom builds on buyer-owned land, and Builder Signal construction update technology. Communities feature amenities including clubhouses, pools, fitness centers, and pickleball courts, supported by a 2-10 Home Buyers Warranty program.

Differentiator

Problem solved

Functional benefit

Products and services

• Patio Home Communities Planned residential communities of single-level patio homes sold directly to individual homebuyers in the Pittsburgh region, featuring HOA-managed grounds and low-maintenance living.
• Townhome Communities Multi-level attached townhomes constructed in planned neighborhoods and sold to individual consumers seeking low-maintenance ownership.
• Build On Your Lot Program Custom home construction service that allows buyers to purchase a Scarmazzi floor plan and have it built on a buyer-owned lot in the Pittsburgh region.

Quantifiable outcome

• 94% of customers likely to recommend Scarmazzi Homes
• +2 more outcomes

Named customers4 records

Segments3 records

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration1 record

Feature3 records

Partnerships

14 partnerships are on record, tiered core, former/critical, preferred and minor.

• Washington City MissioncoreStrategic or Co-development Partner · 1 January 2018Partnered with Washington City Mission in 2018 to begin the Give Back program providing a donation for every home closed. To date, Scarmazzi Homes has provided over $40,000 in assistance through this program. Donations began in 2015.
• GuildQualitycoreStrategic or Co-development Partner · 1 January 2008Third-party customer surveying company for the homebuilding industry. Scarmazzi Homes has consistently received the GuildMaster Award through GuildQuality's feedback program. 94% of customers likely to recommend; 92% customer satisfaction rating.
• Epcon Homes & Communitiesformer/criticalStrategic or Co-development Partner · 1 January 2000Became the first builder partner of Epcon Homes & Communities in the Pittsburgh Region in 2000. Operated as Hawthorne Partners, Inc. under the Epcon brand until 2012 when the company rebranded to Scarmazzi Homes to better reflect its local family-owned business identity.
• 2-10 Home Buyers WarrantycoreStrategic or Co-development PartnerPartnership provides industry-leading warranty coverage including: 1-year limited warranty on workmanship and materials, 10-year limited structural warranty. Front Line Warranty Service handles all warranty-related requests through the homeowner portal.
• Builder Signal (Bokka Group)coreTechnology or IntegrationConstruction communication software that sends photo updates to homebuyers throughout construction. Customers receive a personalized website to track progress without logins or app downloads. Announced as part of homebuilding process and experience.
• Princeton FinancialpreferredStrategic or Co-development PartnerRecommended mortgage counselors who work with buyers to receive mortgage pre-approval or verification of funds. Offers competitive rates and understands the Scarmazzi homebuilding process.
• Bowles RicepreferredStrategic or Co-development PartnerRecommended closing coordinators who finalize closings, settle outstanding balances, and hand over keys to homeowners at closing.
• Guardian ProtectionpreferredStrategic or Co-development PartnerPreferred vendor for security systems. Homebuyers meet with Guardian Protection during the design phase to review phone, cable, and security/audiovisual options.
• 2M QualitycoreTechnology or IntegrationThird-party quality inspection conducted by neutral, independent party to evaluate home construction. Homeowners gain confidence knowing an unbiased expert has verified fit, finish, and overall craftsmanship.
• Delta Faucets, Mohawk Flooring, GAF Roofing, Typar House Wrap, Royal SidingpreferredStrategic or Co-development PartnerTrusted industry-leading brand partners selected for durability, long-term performance, and reliability. These partnerships ensure quality construction materials built to last.
• Canonsburg's Old Fashioned ChristmasminorStrategic or Co-development PartnerEvent chair and annual Presenting Sponsor for this community event in Canonsburg, PA.
• Tunnel to TowersminorStrategic or Co-development PartnerPittsburgh 5K Run & Walk event sponsor supporting the Tunnel to Towers Foundation.
• Canonsburg Educational & Cultural InstituteminorStrategic or Co-development PartnerScarmazzi Homes team member serves on the Board of Directors for this local educational and cultural organization.
• Empowering PartnersminorStrategic or Co-development PartnerProvided seed funding to assist in underwriting Empowering Partners efforts to open a sewing center in Cap Haitien.

Scale indicators8 records

Recent moves10 records

Expansion highlights6 records

Direct peers

• Heartland Homes: Pittsburgh-based for-sale homebuilder operating single-family and townhome communities across the same Western Pennsylvania submarkets (Moon Township, South Fayette, Peters Township) as Scarmazzi. Comparable business model (community development, design center, new construction) and overlapping customer base, although Heartland has a broader product mix beyond patio homes.
• Infinity Custom Homes: Pittsburgh-based custom homebuilder serving the premium segment of the same Western Pennsylvania buyer pool. Overlapping service area (South Hills, Peters Township, Mt. Lebanon), similar design-center-led personalization model, and competing for the move-up buyer demographic.
• Maronda Homes: Pittsburgh-region for-sale homebuilder with a deep local footprint and comparable townhome / single-family product offering. Competes for the same first-time and move-up buyer segments in Western Pennsylvania communities, with similar build-on-your-lot and quick-delivery programs.
• Parkerpointe Homes: Regional Pittsburgh-area builder offering new construction homes in select communities. Comparable product positioning around low-maintenance single-family homes targeting similar buyer demographics in overlapping submarkets.
• Epcon Communities: National franchisor of patio home / courtyard home communities targeted at the 55+ active adult segment. Scarmazzi was Epcon's first Pittsburgh-area builder partner from 2000-2012, building the same product archetype (single-level courtyard homes, HOA-managed communities) and serving an identical downsizer customer base.

Broad incumbents

• Ryan Homes (NVR): One of the largest U.S. for-sale homebuilders, with an established Pittsburgh-area presence across townhomes and single-family homes. Competes for the same first-time buyer segment (townhomes from low $300s) but with vastly greater scale, financing options, and geographic diversification.
• Shea Homes: Large Western U.S. homebuilder with a dedicated active-adult / 55+ product line (Shea Trilogy). Comparable patio-home-with-amenities product archetype but operates at greater scale and primarily in Western and Southwestern U.S. metros.
• PulteGroup (Del Webb): National homebuilder with a dedicated Del Webb active-adult brand directly competing with Scarmazzi's 55+ patio home positioning. Massive purchasing power and brand recognition provide a competitive ceiling if Del Webb enters the Pittsburgh MSA.
• Toll Brothers: National luxury homebuilder with active adult (Toll Brothers Active Living) and broad for-sale home product lines. While not Pittsburgh-specialized, Toll competes for the same premium downsizer / move-up buyer pool when it enters mid-sized MSAs and offers a much larger scale advantage on materials and land.

Emerging players

• Robson Resort Communities: Active-adult / 55+ community developer with extensive amenitized patio-home product. Direct thematic overlap with Scarmazzi's lifestyle-rich community model, although Robson primarily operates in Arizona and Texas and does not currently compete in the Pittsburgh market.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/scarmazzihomes
• Instagraminstagram.com/scarmazzihomes
• Xx.com/scarmazzihome
• LinkedInlinkedin.com/company/scarmazzihomes

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Scarmazzi Homes