Buying New Construction: What to Know Before You Build
Building your dream home starts with the right team.
Building from the Ground Up
The beauty of building your dream home from scratch is that every detail in the home reflects your taste and lifestyle. But before you dive head first into blueprints and finishes, it helps to understand what the process involves. Whether you’re picturing a private lot near the Blue Ridge Parkway or a new development in South Roanoke County, these steps will help you approach new construction with confidence and decide if it’s the right option for you.
1. Define Your Vision and Budget
Start with clarity. What’s most important to you: space, layout, design, or location?
Ask yourself:
What’s my all-in budget for land and construction?
Do I prefer a neighborhood setting or a private lot?
Are there community features that matter to me, like schools or trails?
What floor plan elements are non-negotiable (a home office, first-floor primary suite, or open concept)?
Being clear about your must-haves makes it easier to communicate expectations to your builder and your lender.
Pro Tip: Create a Pinterest board or inspiration folder for your design ideas to share with your builder.
2. Understand Your Financing Options
Construction financing works differently than traditional home loans. Construction loans typically have tougher qualifying criteria and higher interest rates than conventional mortgages for existing homes. Many lenders offer construction-to-permanent loans, combining your construction financing and long-term mortgage into a single closing. Getting pre-approved early gives you a clear budget and helps your builder plan around your financing timeline.
Partnering with a local lender familiar with Roanoke’s market can simplify the process and anticipate seasonal factors that affect construction.
3. Choose the Right Builder
Your builder sets the tone for the entire project. Look for skill, transparency, and a track record of communication.
Ways to find the right fit:
Ask your REALTOR® (that’s me!) or local suppliers for trusted recommendations.
Read online reviews and view examples of a builder’s completed projects.
Verify licensing, insurance, and warranty coverage.
Make note of a builder’s starting price point, design style and typical project size.
If possible, walk through one of their recently finished homes or job sites. It tells you more about craftsmanship and organization than any brochure could.
4. Review Bids and Contracts Carefully
Compare bids side-by-side, making sure you’re evaluating the same inclusions. A lower estimate might exclude key items like landscaping, appliances, or upgraded finishes.
Your contract should clearly outline:
Payment schedule and construction milestones
Scope of work and included materials
Allowances and change-order process
Warranty coverage and dispute resolution
Pro Tip: Slow down at this step! Your contract is the roadmap for your entire build.
5. Schedule Inspections and Quality Checks
Even with an excellent builder, independent inspections are worth the peace of mind. Schedule them during foundation, framing, and pre-drywall stages to catch potential issues early. You’ll thank yourself later when move-in day comes with zero surprises.
6. Plan for the Unexpected
Weather delays, material shortages, and change orders are common. Keep a 5–10% contingency fund in your budget to handle unexpected costs without stress. Flexibility is your best friend during the build phase.
The Bottom Line
Building new is one of the most fulfilling ways to create a home that feels distinctly yours. With clear goals, the right builder, and smart financial planning, the process can be exciting and rewarding from start to finish.
If you’re considering new construction in Roanoke or the surrounding areas, I’d love to connect you with trusted local builders and help you navigate the process—from lot selection to closing day.
