Built to Last
Park Avenue Promise, Book 3
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About the book
From New York Times bestselling author Lexi Blake, discover The Park Avenue Promise Series...
Three young women make a pact in high school—
to always be friends and to one day make it big in Manhattan.
Harper Ross has always dreamed of working on one of the magnificent brownstones of Park Avenue. Now one of her closest friends has bought the house of her dreams and hired Harper to do the construction work. She wants to showcase the renovation on a television show for her brand-new production company. It’s the same grand home she and her friends promised themselves they would be able to afford one day. Working on it isn’t the same as living in it, but it’s all a part of Harper’s grand plan to grow her father’s construction business into one of the biggest in the city. The only obstacle—the designer on the project.
Reid Dorsey believes in the balance between beauty and functionality. As one of Manhattan’s new voices in design, he’s excited to get to work on a true Gilded Age property. If only the owner had selected a contractor he enjoyed working with. Oh, Harper was brilliant and her work was excellent, but she has an opinion on everything—and it’s usually the opposite of his.
Over the course of the job, these enemies start to see different sides of each other, and suddenly their fights don’t seem so bad. But when the project is threatened, they might have to choose between their jobs and the beautifully designed future they could share.
“This is a fun, sexy, steamy novel with two characters that are fun to watch spar and then be together. A perfect Memorial Day beach read.”
“Built to Last should be on your summer reading list.”
“Built to Last is a delightful read that ties up the series beautifully. Fans of Lexi Blake and the Park Avenue Promise series won’t be disappointed. 5 out of 5 stars”
“Built to Last was the perfect finale to a beautifully written trilogy. The initial promise made between these women ultimately became fulfilled across the series, and it left me wishing for a sisterhood of my own.”
“This was such a great book. I also love how Reed and Harper both have grown up in a terrible dynamic and work to be better and more loving to the friends that are family. The ending was great I was in tears. I will be reading the rest of this series now.”
“The story flowed so beautifully and ended on a good note. I also enjoyed how technically this is a series regarding the same chargers, but can be read as a standalone.”
“Lexi got me again! I loved all the banter, the cheekiness, the laughter, and the love between our characters. I loved the heat, the passion, the wildness, and the supportiveness amongst our couples. I loved the takedowns, the build-ups, the zaniness, and the gentleness weaved into the stories.”
“This was a great series. I loved that we got the same side characters in each book with a few added in book two and then more in this book. I came to love this odd found family and I’m envious of what they all have with each other.”
“This is a special series. If you are looking for three woman who are like sisters and hang tights through thick and thin: read this series now.”
“The plot had twists I didn’t see coming—especially involving the Dorsey brothers—and the emotional payoff was so satisfying. Lexi Blake’s writing is immersive and vivid—the found family, the fierce loyalty, the healing power of love—shine through on every page.”
“Built to Last is my favorite romance read so far this year! If I could give it 6 stars, I would. This workplace rivals to lovers romance has everything you could ever want. Full of fierce friendships, found family, banter, chemistry, tension, tears, and laughter.”
“I’ve truly enjoyed this series, and this book was a fabulous conclusion to the trilogy. It was well-written with well-developed characters who ate the personification of friendship and chosen family.”
“Lexi Blake absolutely nailed this HGTV-meets-heartstrings rom-com. Built to Last is a perfect mix of sharp banter, emotional depth, and slow-burn romance that delivers all the feels.”
“Harper and Reid immediately clash, but with the clash, is the sexual tension. A fun, sexy, friends to enemy (not to worry, it doesn’t last too long), great chemistry and the additional family is those you choose. The story is really well written, warm and has a really lovely ending. Even though I have not read the first two installments, I was able to jump into the story and enjoy it very much.”
Excerpt
Chapter One
I stand in the middle of what was once a grand ballroom and think about all the work ahead of me. Soft light filters in from the big windows that overlook the garden, and I can’t help but wonder what it must have been like to stand on the balcony and watch the stars and the moon.
Not that you can do that today, but I don’t think pollution was quite as bad during the Gilded Age when this mansion was built. I could be wrong about that. History isn’t my best subject.
But architecture is.
Banover Place. Once this magnificent mansion was owned by a railroad tycoon, and the family also ran bootleg booze during prohibition as evidenced by the tunnels below the house that lead to a hotel two blocks away. So much history in one home.
I can’t wait to get to work. This is the job I’ve been waiting my whole life to do.
“What do you think?” Anika asks. Anika Fox. One of my two best friends since we were kids. Anika, who will soon be known as Her Majesty, Queen Anika of Ralavia. Long live the queen and all that.
She’s not wearing her crown today, but there’s no doubt my bestie rules her world with a kind smile and a lot of love. She’s a very modern monarch, and she’s the reason I’m standing in this mansion.
“I think it’s going to be beautiful when I’m done with it,” I reply with confidence.
I’ve gotten to know this house. While Anika was a contestant on a reality dating show that took place inside the mansion, I was brought in to ensure production didn’t ruin the aesthetics of the place. Or destroy a hundred years’ worth of history because they needed better lighting. I’ve worked here for months, but what Anika is now offering is far more than some handywork.
A complete renovation. I’m going to get to completely renovate this glorious monstrosity of a house. The thought of spending hours and hours bringing this place back to its former beauty excites me in a way I can’t explain. I’ve worked in construction all of my life, but this is different. This isn’t building something new, some nondescript office structure in Brooklyn or a high-rise condo. This is delicate. This feels like art to me.
“And you’re sure it’s not going to hurt the business?” My other best friend, Ivy Jensen, walks back in from the hall.
She’s got reason to be worried. She helped me pull my father’s construction business out of possible bankruptcy. Ivy is a tech goddess who’s working on perfecting the AI software she developed with her fiancé, Heath. Beyond that, she simply knows how to run a business. She quickly identified the problems and restructured how the company handles our finances and voila, we’re thriving again. She also found me a tax attorney who managed to get our ass out of the fire because Dad and my uncle had never seen the benefit of paying their taxes. So I understand why Ivy wants to make sure the company I inherited from my father is steady. “I can handle both jobs. It’s not like I’m on-site much these days. I can take meetings with clients in the mornings and get here to set before lunch. Paul’s going to handle the day-to-day operations while I’m working here. It’s an eight-week gig.”
“We hope,” Ivy points out. She gestures around the grand ballroom. “You never know with these things. I’ve been watching a lot of real estate and renovation shows, and something always goes wrong. Always. Have we checked the water heater? Does anyone know the difference between black mold and regular, won’t-kill-you mold?”
“Well, for one thing, it’s black in color.” It’s fun to have Ivy freaking about things in my world. It’s a little payback because I freak out about computer stuff, and I swear the damn things hate me and love her. I lose a spreadsheet and call Ivy because I won’t be able to make payroll, and she swoops in and it comes back with the stroke of a key. So I’ll tease her a bit about this. “The only mold I’ve seen is in the bathroom down the hall,” I say, knowing she recently used that sucker. There is no mold in Banover Place. “As long as you don’t breathe in there, you’ll be fine.”
Ivy pales a bit. “I want a hazmat suit.”
“There’s no black mold,” Anika assures her. “We’ve already done an inspection. We had to in order to get the insurance.” Anika frowns my way. “You know she gets nervous about mold.”
I’m not sure why since Ivy Jensen fears nothing. I mean nothing. She should totally be more worried about her sketchy dining choices. I’ve watched her down tacos from some dude selling them out of a cooler off 44th Street right before the cops chased him away.
She’d declared them delicious and protested the police.
“There’s no mold,” I agree, though Ani’s being a party pooper. “You’re not going to be taken over by some zombie fungus.”
Her fiancé is what I like to call a geek of the highest order. Not that Ivy isn’t, too, but Heath likes to take it to new heights. I wish she’d never watched The Last of Us.
Ivy’s nose wrinkles. “We hope. But it is real, you know. It exists in nature, and we’re one scientific experiment away from it becoming sentient and taking over the world.”
I feel my eyes widen at the hypocrisy. “Says the woman who works on AI all day.”
She waves me off. “Emma isn’t going to launch nuclear bombs or anything. Though she could take over dating sites and question some women’s choices. I might have fed her a bunch of feminist literature, and she’s got strong feelings now.”
I’m sure Heath loved that. “So when are we starting? I know you have to get through the royal wedding thing first.”
Anika grins. “Yes, I do have that to somehow survive. How did your last dress fitting go?”
I sigh. “Fine. It’s all fine. I’ll put on a pretty dress and watch you become a queen.” I sling an arm around her. “I’m proud of you. You know that, right? I tease you, and I hate the five-inch heels that will absolutely wreck my knees, but I’m so happy for you and Luca. One day Ivy and Heath will get their butts in gear. But I bet she doesn’t care if I wear sneakers to her wedding. I’m trying to figure out how you managed to plan a whole-ass royal wedding, get a production company up and running, and Ivy still hasn’t had an engagement party.”
Ivy groans and joins us. “I’ve been busy. I tried to get Heath to go to Vegas and get it over with, but his nonna isn’t having it. I don’t understand. My mom’s been seeing Thomas, and I heard her saying if she did ever think about marrying again, she would elope. If it’s good enough for my mom, it’s good enough for me. But she’s on Lydia’s side.”
Ivy’s mom recently turned her whole life around and is seeing an incredibly nice man named Thomas, who works for Ivy’s mentor, CeCe Foust. She’s incredibly happy to see her mother finally moving on with her life.
I wish mine would.
“She wants to see her baby girl get married in a pretty dress with her family all around her.” Ani’s eyes light with delight. “Maybe in a stunningly beautiful mansion that’s been refurbished by one of her friends.”
Ivy stares at Ani for a moment. “You think we should get married here?”
It’s a brilliant idea. After all, in so many ways this is where our dreams began. “Why not? Do you remember that field trip?”
We were sixteen, and I was the only one excited about touring an old mansion. We found our way to the servant’s quarters on the top floor, away from the mean girls and teachers who were only trying to get through a day. We ate our lunches and talked about the future.
Ivy moves in, wrapping an arm around me so I’m surrounded by the women who saved me time and time again. Who make my life better.
Who are moving on with theirs while I stay trapped in the same place.
I am truly happy for them. I just wish I could move forward, too.
“I remember we promised never to let go,” Ivy says quietly as though she can read my mind. “And we never will. So you better make this place spectacular because I intend to be a bridezilla. Also, the reason Ani can put together a wedding so quickly is the network gave her a big old checkbook, and her husband literally owns a country. I bet she’s not having to battle for a venue. It’s like the Hunger Games except with glitter and a Taylor Swift soundtrack.”
“If everything goes right with Banover Place, you won’t have to Katniss your way to a venue. It’s possible we’ll have time for a wedding. Unless we sell the place very quickly.” Ani seems extremely pleased with herself. “You can relax and plan. Or simply relax and let your mom and Lydia take care of everything. You have a couple of months. I think the perfect way to finish out this project is a wedding.”
I step back and stare at Ani for a minute. “You’re ambitious. This is your first production. Maybe we should go slow.”
When Ani told me about her and Luca’s plan to bring money back into their cash-strapped country, I thought she was a little… Well, I thought maybe there were better ways than getting into the reality TV game. But she showed me how it could work, and I’m all in.
Ivy seems to consider it. “I don’t know. It could be a big deal. Ani owns this place now. Once it’s been restored, it’s going to sell for millions and millions of dollars, and it will sell very quickly. Maybe the new owner won’t mind, but we have to think of the project first. I do promise, though, that I will start wedding planning the minute you’re done here. I think it would be great to have my mom and Lydia and CeCe involved, but I need my bridesmaids.”
Ani’s hands clap together. “I can live with that. I swear this is going to be our year. It will all come together, and I love that we get to celebrate it here. Where we started.”
We started long before that day in high school, but I understand what she means. We made a promise here in this house. “Then I need to get to work. Did you interview that designer I told you about?”
Ani winces, a sure sign I’m not getting the designer I want to work with. Jocelyn Hargrove is also a historian. She’ll pay close attention to every detail of Gilded Age. She’ll have this place looking like a gorgeous museum. As though any guest will have stepped back in time.
“Uhm, about that,” Ani begins. “I did find a designer. Two, in fact. Also, I met with Jocelyn. I don’t think our vision for the place is the same. Look, I want to keep as much of the original work as I can, but we do have to sell the place at the end. It’s going to be a private residence again, so that means we have to marry the history of the place with a sense of modern design. We already sold the show to a distributor on the basis of the fact that we’re bringing in…” She takes a long breath as though announcing something spectacular. “Reid and Jeremiah Dorsey.”
“Are you serious?” Ivy asks, a light in her eyes.
They’re both looking at me like those names mean something. “Okay.”
Ivy’s eyes widen. “You know. From The Dorsey Brothers? Seriously? You’ve never seen that show? It got canceled for some weird reason no one understands.”
“Well, I don’t think they actually need the cash. They come from old money, and they’re the last of the Dorsey line, so I guess they work when they want to,” Ani says with a shrug. “But the distributors are super high on them. We got a great deal. This money is going to help Ralavia so much.”
Ivy’s head is still shaking like she can’t believe it. “Harper, you’re in construction and you don’t watch HGTV?”
Why would I? “I used to, but they end up annoying me. I must have stopped before The Dorsey Brothers got big. Like you said, I’m in construction. I tried to watch one of those shows and wanted to tell that damn designer that physics is a thing. She wanted to take out a load-bearing wall because the light wasn’t right. She argued for hours. No, I don’t go home from fighting about construction work to watch people fight about construction work. So I have no idea who these guys are, but I’ll figure it out. As long as they don’t want to waltz in and tear the whole thing down.”
“They’re supposed to be here this afternoon. I’m sure they’ll only modernize as much as they have to,” Anika replies. She gives me a high-wattage grin. “You’ll see. This is going to be so much fun.”
“I’m not sure about that since you put Patrick in charge of production,” I point out. Patrick Dennings is surly, to say the least. A world-class grump, but even I have to admit he knows what he’s doing and he’ll keep production tight.
“He’s doing great.” Ani checks her watch. “And I need to go down and let the HVAC guy in and see if Pat needs any help. They’re doing a bunch of before shots. They want to document every room in the house before we get started in a couple of weeks.”
“I’m going to try the new street vendor. He’s selling corn dogs but with a twist,” Ivy announces. “I need to see what the twist is. You coming?”
I hope the twist isn’t salmonella. “I’ll pass. I’m going to sit up here for a while. I want to soak it all in.”
My friends walk away, talking about all the plans. They have so many plans for the future. Anika’s already talking about kids. That made Ivy update her birth control, but then Ivy’s work has always been her baby. Though she told me one night she was thinking about maybe, someday in the future, perhaps thinking about kids. But no more than two.
I’m going to be the fun aunt, it looks like.
I move to the windows again just in time to see a wretchedly handsome man walking in through the garden entrance. I’m pretty sure my eyes have gone anime wide. He’s dressed in a suit and tie. Dark hair and a jawline that looks cut from granite. Probably one of the producers Anika’s been working with. He’s got that look. Wealth and style. Okay, he’s gorgeous. He’s mouthwateringly masculine, and I kind of wish I’d worn something other than jeans and a T-shirt and work boots. I spent the morning at a construction site, and it shows. No makeup, hair in a ponytail. I might have some dirt under my nails.
I can glam up. I have some pretty dresses, and though not my favorite, I’ve been known to wear heels.
I’m not sure what I’m thinking, but I can’t take my eyes off him.
He’s joined by a slightly shorter man in khakis and a tunic. He’s handsome, too, but his vibe is artistic and not Wall Street like the other guy. His hair is lighter than Businessman’s, and his smile sunny as he points something out to his friend.
Then Businessman smiles and it changes his face. He goes from wickedly handsome to something softer, kinder. He likes the other man. It does something to me. I suppose I know what it means to be around ruthless. My father was fairly ruthless and didn’t find joy in much of anything. The smile on that man’s face is joy, and it attracts me like nothing else.
Art Guy laughs at something, and then they disappear under the patio roof.
I should start dating again. The thought makes me cringe since my last relationship ended in flames. Not literal ones, but I felt burned. Still, my visceral reaction to Businessman has me thinking.
Or maybe it’s because my two best friends found their guys, and I’m still in the dating pool. Still giving it a go.
I hate the dating pool. Sometimes I’m absolutely certain I’ll drown in it.
I’m still for a moment, letting the weight of the day sit on me. Soon, I’ll go to Europe to watch Anika become a queen. I’ll come back and restore this stunning home and after we’ll start planning Ivy’s wedding.
Where will I be at this time next year?
Oh, I know physically where I’ll be. Right here in good old NYC. I’ll be in the apartment I’ve lived in since I got back from college. I’ll be working at the company I’ve worked for my entire adult life.
But where will I be emotionally?
Maybe I should hit the non-moldy bathroom, straighten my hair, and oops, bump into Businessman. I’m being optimistic. It feels like I’m taking an eight-week vacay from my normal life. Why not try to have a little more fun?
I’m about to do exactly that when I hear two masculine voices talking.
“I don’t know. The rooms are small and not well ventilated,” one says. “I’m not sure what we’re supposed to do with the whole top floor.”
“Come on, Reid,” the other man replies. “It’s stunning. How can you possibly say you’re not excited?”
Shit. Reid. That’s the name of the designer. Ani mentioned he’d be here, but I was kind of hoping to avoid him until I read up on him. If he’s some kind of celebrity designer, I’ll have to play to his ego. Because he’ll have a big one. I look around to see if there’s another way out. It’s a large ballroom, but it’s been locked up since the TV show ended. Maybe I can sneak out the back.
“I suppose it’s a challenge.” Reid’s got a deep voice. It’s silky and smooth. “I like a challenge, and it’s good to get back to work.”
There’s a pause, and then the other man’s voice is softer. “Hey, you know how much I appreciate what you did for me.”
“You’re my brother,” Reid says, and I’m almost to the point that I’m willing to give this guy a real chance. I like people who stand up for their loved ones. Even if I don’t know why they’re being forced to stand up. “Let’s not talk about it. Let’s talk about how to get this H. R. Ross person to quit. I want Lenny. I don’t want to work with some guy who got the job because he knows the producer.”
“Hey, we talked about this.” Jeremiah. That’s the brother’s name.
“I know we did, and I haven’t done much research, but what I do know is this guy is a typical New York construction boss. He does high-rises and big box stores. He can’t possibly understand my work.”
Oh, and now I hate the sound of his voice. Asshole. All thoughts of running are gone because I’m a rip-the-bandage-off kind of girl. Can’t possibly understand his work? His work is picking colors and fabrics and pretending he’s some kind of artist.
I stand in the middle of the ballroom/hill I’m about to die on, and the doors come open.
“Trust me. This is delicate reno work, and we want the best. This guy is not the… Hi.” Reid stops and stares for a moment. He’s looking me over, and he’s not good at hiding what he’s feeling or the fact that he’s a heterosexual male. His eyes stop at my breasts, and his lips curl up. “You must be one of the production assistants.” He moves forward, holding out a hand. “I’m Reid Dorsey. This is my brother, Jerimiah. Whatever you do don’t call him Jerry. He hates Jerry.”
Oh, he’s charming, and I might have fallen for it had I not heard them talking before. This man is polished and poised, and I already hate him. I put my hand in his and shake. “Harper.”
“Do I look like a Jerry?” Jeremiah offers his hand next. He’s got sandy blond hair to his brother’s dark, but up close it’s easy to see the similarities. They have the same bluish-green eyes. “Of course, I also don’t think I look like a Jeremiah. I should have been a Tristan or an Aidan. Something that ends in -an. Much cooler.”
And the brother is charming, too, but I get the distinct feeling he won’t be looking at my boobs with anything beyond an aesthetic eye. “Well, I think Jeremiah is a lovely name. How are you finding Banover Place?”
“Is that what they call this building?” Reid asks. “This is my first time walking through it. It’s definitely dated. I think we can do some good work here with the right people. Anika is very enthusiastic. Do you work directly for her?”
“Yes,” I reply and notice Jeremiah is watching me carefully while his brother is flirting. “We’re childhood friends. You know the kind that stick together through thick and thin and royal weddings.”
“Yes. One doesn’t say no to royalty. I was hesitant to do another show like this, but Anika seems like she knows what she’s doing. She speaks so eloquently about her new country. Is she around? I’m supposed to meet with her this afternoon.” Reid checks his watch and his grin kicks up. “But I have an hour or so. There’s a café around the corner. Maybe you would like to join us for lunch and you can tell us all about the work you do for her?”
Yeah, I’m sure that’s what he wants to talk about. “Ani’s here. She wanted to run through the house with the renovation specialist.”
“Ah, then he’s here, too,” Reid says with a wince.
Jeremiah’s gaze goes between us like he’s watching a tennis match.
“I suppose so.” I want to see what I can get this guy to say. So I can get my bestie to fire his ass. We need a woman designer. If Ivy had a hint of style, I would tell her to do it. Honestly, I don’t understand why we need a designer at all, much less a jerk like this guy.
Reid looks like he’s contemplating keeping his mouth shut. And then chooses not to. “Any idea why she chose a firm that does high-rises and grocery stores? Is there some kind of familial connection I’m unaware of?”
Says the man who works with his brother. Hypocrite much. I merely shrug. “Ani’s been friends with the CEO of that firm for years. But I also know she’s got complete faith in them. Do you have a problem with high-rises and grocery stores?”
“I simply think the ones built by this particular firm lack something. Buildings like the ones Ross Construction builds don’t add a lot of value to a community, if you know what I mean. Not like this one,” Reid says with a smile as though he didn’t insult the hell out of an entire company.
“Reid,” Jeremiah begins.
“Really? There’s no value in a grocery store?” I ask.
Reid seems to finally understand I’m not hanging on his every word. “I meant to the beauty of the community. Not that grocery stores aren’t important. I simply wish we could make them nicer than the big boxes we see so much of today.”
“Yeah, well no one cares what the store looks like when they live in a food desert, but I suspect from the thousand-dollar loafers you have on that you wouldn’t even know what that phrase means,” I shoot back.
“Maybe you can explain it to me.” The man is optimistic.
“Reid, she’s not coming to lunch with us. I do not know what is up with your radar, but this woman does not like you,” Jeremiah says under his breath. “You should probably ask what her last name is.”
Reid gives his brother a what-the-hell look. “Why? We’re just having a discussion.”
“No, you’re flirting and she’s sending you looks that should have you running for your life, and I wonder why that is. I also wonder why she’s wearing steel-toed boots,” Jeremiah replies. “It’s almost like she works construction and you made an ass of yourself.”
I like the brother.
Reid turns back my way and has the grace to wince. “Uhm, Harper. Your last name wouldn’t happen to be Ross, would it?”
“Harper Regina Ross, and for your information I’ve studied renovations like this for years. It’s a hobby of mine. I also know the history of this house backward and forward, but I do construct grocery stores on occasion. I’ll have to remember to try to make the dairy section as pretty as possible next time. Wouldn’t want to outrage the designers, would I?” I start for the door because I know how to make an exit.
“Ms. Ross, maybe we should talk,” Reid begins.
“I like grocery stores,” Jeremiah calls out.
“Did I mention I would pay for the lunch?” Reid tries again. “Anything you like. It’s on me. Punish me with surf and turf?”
I simply keep walking.
I run straight into Ivy, who has two corn dogs in her hands and a smile on her face. “The twist is cheese, but you don’t know what kind. Also, some of them have ghost pepper in them but the dude forgot which ones, so it’s like corn dog roulette. Want one?”
“Sure, why not?” It can’t possibly be worse than learning my peaceful job is going to be ruined by an overly privileged dude in designer wear who I absolutely am not attracted to in any way.
Any way.
I follow Ivy down the hall but when I glance back, Reid’s there, his icy eyes watching me. Probably still plotting how to get rid of the construction worker in exchange for his high-minded friends who only work on mansions and museums.
“Hey, have you ever tried crab juice? This guy says he makes the best,” Ivy explains.
It’s going to be that kind of a day.
Copyright 2025 Lexi Blake