Building on Your Own Land

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 primarily build in Brunswick and Pender counties in coastal NC. If your lot is outside this area, call us — we evaluate requests case by case. Your lot must be a single-family residential parcel with access to utilities or viable options for well/septic.

Site costs vary by lot and typically include: clearing and grading ($3,000–$15,000+), well and septic system if not on municipal utilities ($15,000–$30,000), driveway ($3,000–$10,000), utility service installation, permits and impact fees ($5,000–$20,000 depending on municipality), and landscaping. We provide a full site cost estimate after a site evaluation.

If you already own your lot, its equity can typically count toward your down payment on a construction loan. Construction-to-permanent loans cover the build with a single closing that converts to a mortgage at completion. We work with preferred lenders experienced in this process — ask us for a referral.

We need to visit the site to assess: soil conditions, slope and drainage, proximity to utilities, and any easements or setback restrictions. Once we've done a site walk (free, no obligation), we can provide a firm contract price within a few days.

No. Our plans are engineered and stamped for NC building permits. If you want modifications beyond standard adjustments, we can coordinate with our plan designer. You don't need to source these separately.

We handle pulling all permits as part of the build contract. You'll see permit and tap fees itemized in your contract — these are passed through at cost. Common fees include building permits, electrical, plumbing, mechanical, and any water/sewer tap fees required by the municipality.

No — we build site-built stick-frame and truss-frame homes only. All our plans are engineered for permanent foundations. We don't build manufactured or HUD-code homes.

Timeline is similar to our lot builds: 10–14 months from contract to certificate of occupancy. Site prep on an undeveloped lot may add 4–8 weeks depending on conditions. We'll give you a full schedule at contract signing.

We'll identify these during the site evaluation. Wet areas may require fill or engineered drainage. Slopes may require a different foundation approach. These affect site costs but are usually solvable — we'll walk you through options before you commit.

No — we manage the build from start to finish. We schedule progress walkthroughs at key stages (framing, rough-ins, pre-drywall, and pre-closing). You're always welcome to visit with advance notice, and we send regular photo updates.