Disclosed is a system and method to facilitate the improvement of real estate transferred during a closing to a buyer who finances the transaction using a mortgage loan from a mortgage lender. The system and method include incentives. For example, the real estate agent can offer a portion of the real estate agent' s commission. Also, the mortgage lender could provide an incentive in the form of an incentive amount from a lender as part of the mortgage. The incentivized funds are placed in trust during closing, where the beneficiary of the trust consists solely of the real estate and improvements thereon. After closing, the trustee approves and disburses from the trust for the benefit of improvements on the real estate. The disbursements are limited to a network of pre-approved suppliers, vendors, contractors and tradesman.