Frequently Asked Question

Most custom homes in the Greater Richmond area run between $300 and $450 per square foot, depending on your lot, design, and finish selections. A 2,500 square foot home typically lands somewhere between $750,000 and $1.1 million once land, site work, and permits are factored in. The real number depends on your specific lot and choices, which is why we walk every client through a detailed pre-construction planning process before we ever hand you a price.

Nationally, custom home construction runs anywhere from $200 to $550 per square foot, and here in Central Virginia most true custom builds fall in the $250 to $400 range. Price per square foot is a helpful starting point, but it can be misleading on its own, since two homes the same size can be hundreds of thousands of dollars apart because of foundation type, roofline complexity, and finish level.

Custom homes cost more because every decision is made specifically for you, not selected from a limited catalog of pre-approved options. You are paying for a one of a kind design, higher grade materials, and a builder managing your project instead of a dozen identical houses in a subdivision.

Our pre-construction planning process spells out exactly what is included in your price, from foundation to final trim, so there is no guessing. Items like landscaping, driveway paving, well and septic, and appliance upgrades can vary depending on your lot and preferences, so we go over each one individually before you sign anything.

The most common surprise costs come from site work, meaning what it takes to get your specific lot ready for a foundation. Clearing trees, dealing with a slope, running utilities a long distance, or hitting rock during excavation can all add cost that a generic quote won't show you.

Site work and permits typically add anywhere from $20,000 to $100,000 or more on top of construction costs, depending on your lot's condition and your county's requirements. Land costs vary widely across Chesterfield, Goochland, Hanover, and Powhatan counties, so we recommend having us take a look at your property before you buy it.

It's possible, especially on a smaller footprint with a simpler design and efficient use of space, but it depends heavily on your lot and the finishes you choose. Rather than starting with a number and forcing a design to fit it, we start with your vision and your land, then work with you to protect your budget without cutting corners.

Different builders often price completely different scopes of work under the same square footage number. One quote might include premium windows, a finished basement, and full landscaping, while another is bare bones with allowances too low to actually deliver what you pictured.

Kitchens, bathrooms, and complex rooflines drive cost more than almost anything else, along with foundation type and site conditions. A simple rectangular home on a flat, easy lot will always cost less per square foot than one with multiple rooflines, a finished basement, and high-end finishes.

The biggest lever is simplifying the shape of the home itself, since every corner, angle, and roofline change adds cost. Choosing a straightforward footprint and locking in your selections early both help protect your budget without touching the quality of materials or craftsmanship.

Most custom homes in our area take between 8 and 14 months to build once construction begins, with pre-construction planning adding another 3 to 4 months before that. We give you a realistic schedule upfront and keep you updated weekly, so you always know where your project stands.

The process moves through six stages: a free consultation, pre-construction planning where we finalize your design and pricing, construction from permits through final trim, a new home orientation walkthrough, closing, and a full year of warranty support after you move in.

Pre-construction planning typically takes 3 to 4 months and covers everything from finalizing your custom plans and surveying your property to locking in specifications and finishes. This is the stage where we protect your budget, so we intentionally take the time to get it right.

Once your plans are finalized, we submit them to your county for review, which typically takes two months or longer depending on the jurisdiction. Chesterfield, Goochland, Hanover, and Powhatan counties each have their own review timelines, and we manage that entire process for you.

Changes are possible, but they get more expensive and can affect your timeline the further along we are in construction. That is why we spend real time with you during pre-construction planning, so the big decisions are locked in before the first shovel hits the ground.

You will get weekly updates from groundbreaking to move-in, so you always know what happened on site and what's coming next. Consistent, honest communication is built into how we operate, not something you have to ask for.

Weather, material availability, permit turnaround, and late design decisions are the most common causes of delays. Our pre-construction planning phase exists specifically to lock in your selections early, which removes one of the biggest sources of delay before construction even begins.

You are welcome to visit as often as you'd like, but you don't have to in order to stay informed. Between weekly updates and regular check-ins, you will always know exactly where things stand.

A New Home Orientation is a full walkthrough of your finished home before closing, where we show you how everything works and share care tips for your new systems and finishes. It's your chance to ask questions and start your first year of ownership with confidence.

We build a realistic buffer into your timeline from the start, and we communicate proactively the moment we see a delay coming instead of letting you find out after the fact. You will hear from us as soon as we know, along with a clear picture of what it means for your schedule.

Ask about their experience with homes like yours, how they structure their contracts, how often they communicate during construction, what their warranty covers, and whether you can talk to past clients. Hesitation or vague answers at this stage tend to carry through the whole project.

Watch for builders who rush you into signing, ask for a large upfront payment, can't produce a detailed written contract, or get defensive when you ask questions. A trustworthy builder welcomes scrutiny because they have nothing to hide.

Yes, most experts recommend getting at least three quotes so you can compare not just price, but what is actually included in each one. Just make sure you're comparing the same scope of work across builders, since a lower number often means lower allowances or missing line items.

Yes. Industry norms keep upfront payments in the 10 to 20 percent range, and anything significantly higher should raise a flag, since it may mean the builder is using your money to cover a previous project's shortfall.

Ask directly for their license number and proof of liability and workers compensation insurance, and verify both independently rather than taking their word for it. We're a licensed, insured builder with National Association of Home Builders affiliation, and we're happy to provide documentation before you sign anything.

References tell you what it's actually like to work with a builder after the excitement of the first meeting wears off. Ask past clients tough questions, like whether the builder disappeared after handing over the keys.

A local builder knows the specific zoning rules, soil conditions, and permitting quirks of your county, whether that's Chesterfield, Goochland, Hanover, or Powhatan, because we've worked in them repeatedly. That local knowledge prevents costly surprises during permitting and site work.

Bring your builder in early, either before you begin the design phase or very soon after. A builder can flag cost and constructability issues while your design is still flexible, which keeps your architect's vision and your actual budget aligned from day one.

Look for a warranty that is clearly defined in writing, not just a verbal promise, and ask specifically how quickly issues get resolved after you move in. We back every home with a full one year warranty, because our job isn't finished the day you get the keys.

Yes, though it depends on your contract terms and how far along the project is. This is exactly why a detailed, clearly written contract matters so much before you ever start.

Yes, and building on your own lot is exactly what we specialize in. We start with a site evaluation to understand your property's specific conditions, then design and build around it rather than forcing a generic plan onto land it wasn't meant for.

Before you buy, check zoning, access to utilities or the need for well and septic, soil conditions, easements, and any HOA restrictions that might limit what you can build. We strongly recommend involving your builder before you close on land, not after.

If your property will use a septic system instead of public sewer, yes, you'll need a perc test to confirm the soil can properly absorb wastewater. This is one of the first things we check on any lot without existing utilities.

Sloped and heavily wooded lots typically cost more to build on because of additional grading, retaining walls, tree removal, and sometimes a different foundation type. The key is knowing those costs upfront through a proper site evaluation, not discovering them mid-construction.

Site work covers everything it takes to prepare your specific lot for construction, including clearing, grading, driveway installation, and connecting water, sewer or septic, and electric. It doesn't add square footage, which is why it often gets overlooked in early cost estimates.

Yes, an accurate survey of your property is one of the first steps in our pre-construction planning process. It confirms your boundaries, easements, and any restrictions that affect where your home can sit.

Absolutely, and it's common throughout Goochland, Powhatan, Hanover, and the more rural parts of our service area. Well and septic systems require their own permitting and testing, which we manage as part of your pre-construction planning.

Setback requirements, minimum lot sizes, well and septic approval, and floodplain restrictions are the issues we run into most often across these counties. Having a builder who has already navigated them repeatedly saves you from delays.

Ideally, involve your builder as soon as you're seriously considering a piece of land, even before you make an offer. We can help you evaluate whether a lot will support the home you have in mind and flag any red flags early.

Yes. Many of our clients come to us before they've found their land, and we're glad to help evaluate potential lots as part of your planning process. Finding the right piece of land is simply the first step in the same journey.

A fixed-price contract means we agree on one total number before construction begins, and that number holds unless you request a change. You get certainty over your budget from day one, and we take on the responsibility of managing the project to that price.

In a fixed-price contract, you agree to one total number upfront and the builder is responsible for delivering the project at that price. In a cost-plus contract, you pay the actual cost of labor and materials plus a fee, which offers more flexibility but less certainty on your final number.

We don't provide financing directly, but we partner with trusted lenders in the Richmond area who specialize in construction loans and can guide you through the process. We'll connect you with lenders who understand custom construction financing specifically.

A construction loan is a short-term loan that funds your build in stages, called draws, as work is completed. Once construction is finished, it typically converts into a standard mortgage, sometimes in one closing and sometimes in two.

In many cases, yes. If you already own your land outright, its appraised value can often count toward your down payment or reduce the overall loan amount you need.

Your lender releases funds in stages, called draws, as specific milestones are completed, such as foundation, framing, and drywall. We coordinate closely with your lender to make sure draw requests line up with actual progress on site.

Requirements vary by lender, but most look for solid credit, stable income, and a complete project package including your signed contract, approved plans, and a detailed budget. We help make sure your file looks complete and approval ready when it reaches your lender.

Our pre-construction planning process is designed specifically to prevent this by locking in detailed numbers before construction starts. If changes come up, we walk you through the cost impact and get your approval before any work happens.

Yes, we recommend building in a contingency of at least 10 percent of your construction budget. Even with careful planning, construction carries some unknowns, and having a cushion protects your project.

Most construction loans convert to a permanent mortgage once your home passes final inspection and receives its certificate of occupancy. Depending on your lender, this may happen automatically or require a second closing.

As involved as you want to be. Some clients want to weigh in on every material and finish, while others prefer to lean on our design guidance and stay focused on the big decisions.

Not necessarily. Bringing a builder in from the beginning, or very soon after, gives you real insight into cost and constructability while your plans are still flexible.

A custom home is designed from scratch around your specific vision, lot, and lifestyle. A semi-custom home starts from an existing floor plan that gets modified with your selections and some layout changes.

Yes, we're glad to review plans you've already had drawn up, whether by an architect or a plan service, and walk through what it would take to build them on your specific lot.

It's common to go through four to eight rounds of revisions before plans are finalized, especially on a fully custom design. We build that back and forth into our pre-construction planning timeline on purpose.

An allowance is a dollar amount set aside in your budget for a category like flooring, lighting, or plumbing fixtures, before you've made your final selections. If your choices run over, we let you know the impact before you commit.

Prioritize the things that are expensive or impossible to change later, like layout, structural elements, plumbing and electrical rough-ins, and window placement. Finishes like paint and hardware are easier and cheaper to upgrade down the road.

We build with high-quality, durable, energy-efficient materials, including options like concrete, steel, and timber, along with sustainable choices like bamboo and recycled building products where you'd like them.

The key is locking in your selections during pre-construction planning, before your final contract price is set, rather than making decisions on the fly during construction. We walk you through allowances for each category upfront.

An open, functional floor plan, energy-efficient systems, a well-designed kitchen, and enough windows for natural light consistently add the most long-term value.

Kitchen remodels in our area typically range from $35,000 for a mid-range update to $80,000 or more for a full custom renovation with premium cabinetry and appliances. Your final number depends on layout changes, cabinet quality, and countertop and appliance selections.

Most kitchen remodels take 6 to 12 weeks once design and material selections are finalized, though larger projects involving layout changes or structural work can take longer.

For most of the project, yes, though we work with you to set up a temporary kitchen space to minimize the disruption. Many clients use a spare room or garage with a microwave, mini fridge, and hot plate during the heaviest phase of work.

In most cases, yes, especially if your remodel involves moving plumbing, electrical, or structural walls. We handle the entire permitting process on your behalf.

Refacing keeps your existing cabinet boxes and replaces the doors, drawer fronts, and hardware, which costs less and takes less time. Replacing means new cabinet boxes throughout, which allows for layout changes and typically holds up better long term.

If you're already opening up the walls, it's often worth addressing outdated wiring or plumbing while you have the access, rather than leaving a problem behind the new finishes.

Updated cabinetry, quartz or granite countertops, a functional layout with enough workspace, and energy-efficient appliances consistently deliver the strongest return.

It depends on which space causes you the most daily frustration and which disruption your household can tolerate better, since a kitchen remodel usually means weeks without cooking space.

Bathroom remodels in our area typically range from $15,000 for a moderate update to $45,000 or more for a full renovation with a walk-in shower, custom vanity, and premium tile.

A full bathroom remodel typically takes 2 to 4 months for construction, and often another 2 to 4 months before that for design and pricing, so plan on a realistic 4 to 8 month journey from first conversation to finished space.

In most cases, yes, especially once the scope goes beyond surface level updates like paint or a new mirror. We manage the entire permitting process for you.

Proper waterproofing behind your tile and around your shower base is what prevents leaks and water damage down the road, and it's not something you can see once the finishes go in.

If your bathroom's plumbing or wiring is original to an older home, it's almost always worth addressing while the walls are already opened up, rather than covering up an aging system with new tile.

Walk-in showers, freestanding tubs, custom vanities, heated floors, and improved lighting are the upgrades we see requested most often.

In some cases, yes, particularly if your layout already works and you're primarily updating finishes rather than moving plumbing or walls. A full gut remodel gives the most flexibility.

Walk-in showers are currently one of the most requested upgrades because they feel more modern and accessible, but keeping at least one tub is worth considering if you have young children or plan to stay long term.

Buying an existing home is usually cheaper and faster upfront, while building a custom home costs more and takes longer but gives you a home designed exactly around how you live, with modern systems and no one else's compromises baked in.

A custom home is designed from the ground up around your specific vision and lot. A spec home is built by the builder based on their own plan and finishes, then sold once complete or during construction.

If you want a faster timeline and appreciate a builder's proven design choices, a spec home like our current Susan Marie or The Kathleen listings can be a great fit. If you have a specific vision, a fully custom build gives you full control.

A custom home builder typically manages the entire process from design through construction with deep experience in ground-up residential building, while a general contractor's experience might span many different types of projects.

Yes. Building on your own lot means your home is designed around your specific piece of land, rather than one of a handful of plans in a developer's subdivision.

Renovating an older home can preserve character and sometimes costs less upfront, but it often comes with hidden issues in aging systems, foundations, or structure that surface once work begins.

A true custom builder designs your home from scratch around your lot and your vision, with real flexibility in layout and materials. Ask directly how many of your layout and design decisions are actually open for change.

Our one-year warranty covers workmanship and materials issues that come up after you move in, giving you a full year of support as your home settles in and you get to know it.

You reach out to us directly, and we address it. A home settling in during its first year is normal, from minor drywall cracks to a door that needs adjusting, and our one-year warranty exists specifically to handle these things.

Unfortunately, some do, which is one of the most common fears we hear from clients before they build. It's also exactly why our one-year warranty and continued availability after closing matter so much to us.

Check that every fixture, appliance, and system works as intended, test all doors and windows, look closely at paint and trim work, and make sure any agreed-upon changes were completed.

New homes go through a settling in period, and small things like hairline drywall cracks or a squeaky door are normal as materials adjust to their environment.

Almost certainly, yes. Modern insulation, windows, and HVAC systems perform significantly better than what you'd find in a home built even fifteen or twenty years ago.

New homes settle as materials adjust, which can mean minor touch-ups like drywall nail pops, small paint touch ups, or caulking that needs a refresh.

The most common mistake is choosing a builder based on the lowest bid without comparing what's actually included in each quote. A lower number often means lower material allowances or missing scope, not a better deal.

Making major selections too late in the process is the most common mistake we see. Late decisions on tile, fixtures, or layout changes tend to create delays and drive up cost.

Projects typically go over budget when selections aren't locked in early, when a lot's site conditions weren't properly evaluated before pricing, or when change orders pile up during construction.

Builds run long most often because of late design decisions, permit delays, or a builder juggling too many projects to give each one proper attention.

In many cases, yes, especially if the renovation is phased so you always have a functional kitchen or bathroom available. For more extensive projects, a temporary relocation might make sense.

Yes, we build throughout Charlottesville in addition to the Greater Richmond area, including Chesterfield, Goochland, Hanover, Powhatan, and Louisa counties.

We work with clients across a wide range of sizes, from efficient homes under 2,000 square feet to expansive estate homes well beyond that.

Yes, additions are a great option if your current home's location and structure work well but you need more space. We evaluate your existing home's foundation and systems to make sure an addition integrates properly.

A spec home, like our current Susan Marie or The Kathleen listings, is designed and built by us with our own selections, so you can move in faster with fewer decisions. A fully custom home starts with your vision and your lot.

Schedule a free consultation with us, either through our website or by phone, and tell us about your land and your vision. There's no pressure, just an honest conversation about your home.