Building on a Langbeen Lot

The listed price includes the cost of the lot plus the home as specified in the floor plan. It covers all standard finishes, labor, permits, and utility connections to the lot. Your only additional costs are your selected upgrades (visible in the configurator) and any non-standard site conditions discovered during site evaluation.

Every Tier 1 home includes: all surveys and building permits; raised slab foundation (16" above grade) with brick veneer and termite treatment; 2×4 framing with OSB sheathing and radiant barrier; R-15/R-38 insulation; PlyGem 1500 vinyl windows with LowE glass and Thermatru fiberglass exterior doors; vinyl lap siding, CertainTeed architectural shingles, seamless gutters, and a screened back porch; 200-amp electrical with ceiling fans throughout; PEX/PVC plumbing with Moen fixtures and a 50-gallon water heater; 14 SEER Daiken heat pump; LVP in living areas, tile in wet areas, and carpet in bedrooms; Marsh painted birch cabinets with granite kitchen countertops and cultured marble vanity tops; 30" electric range, over-range microwave, and dishwasher; and Sherwin-Williams paint throughout. We also include budgets for lot preparation variables (clearing, taps, septic, etc.) — actual costs depend on the condition and requirements of your specific lot.

We work with preferred local lenders who specialize in construction-to-permanent loans. These loans cover construction costs with one closing, converting to a standard mortgage when you move in. We can refer you to a lender or work with your own.

Typical build time is 10–14 months from contract signing to certificate of occupancy. This includes permitting (6–10 weeks), site prep, and construction. We provide a detailed schedule at contract signing.

Minor modifications (adding an outlet, adjusting a closet) are accommodated at no charge. Structural changes to the floor plan are possible but require a plan revision fee and may affect the base price. Major changes are evaluated case by case.

The lot price covers the land, clearing, rough grading, water and sewer tap fees (where applicable in Boiling Spring Lakes and River Sea Plantation), driveway base, and installation of utilities to the home pad.

Boiling Spring Lakes has no HOA fees. River Sea Plantation has POA dues that cover road maintenance and common areas — current dues are available upon request. We can provide the full POA documents before you sign a contract.

All homes include a 1-year workmanship warranty covering defects in materials and labor. Structural components carry a 10-year warranty. We stand behind our work — if something isn't right, we fix it.

The quoted price is an estimate. The final contract price is locked in after a site walk and signed contract. In our experience, the final price is within 2–3% of the initial quote for standard lots with no unusual site conditions.

Absolutely. We encourage it. Call or email us and we'll schedule a site visit at a time that works for you. We can walk the lot, show you the neighborhood, and answer questions on the ground.

Your quote is saved to your account with a unique Quote ID. Call or email us with that ID and we'll review your selections, schedule a site visit, and walk you through the contract process. No pressure — the quote just gives us a starting point.