Semi-custom vs. fully custom
Semi-custom builders start from a plan library and let you modify structural options and finishes. Fully custom builders start from a blank sheet, every wall, roof line, and window is designed for your site.
Building on your own lot
Custom builders build wherever you have (or can find) a lot, subject to zoning, utilities, perc tests, and site prep. This unlocks locations that production builders don't serve, but it moves site-related costs and risks to you.
Finding land
Most custom builds start with the lot. Look for zoning, utility access (public sewer vs. septic, well vs. municipal water), perc test results, easements, and access. A good lender and a good builder can both walk a parcel with you before you buy.
Lot preparation
Once you own the lot, you'll need clearing, grading, driveway, well or sewer connection, and possibly stormwater management. Budget 5 to 15% of the total build for site work on rural lots.
Working with architects
Some custom builders have in-house architects; others collaborate with independent firms. Either way, expect a 4 to 6 month design phase before construction can begin, this is where the decisions that matter most get made.
Budget planning
Custom homes are priced fixed-with-allowances or cost-plus. Build in a 10 to 15% contingency, and be honest with yourself and your builder about your true ceiling, not your comfortable number.
Construction financing
Custom builds require a construction-to-permanent loan (CTP) or a one-time-close loan. These are more complex than a standard mortgage. Corie Adams Lending Team structures both regularly for Lancaster and Dauphin County builds.