Build On Your Land In Upstate SC. From Trees To Keys.
You own the land, or you're about to. We handle everything after that: clearing, grading, driveway, well and septic coordination, foundation, and the home itself, under one contract with one local team. Our pricing is published at $185 to $235 per heated square foot, and your site work comes as a firm quoted number from our family's clearing crews, not an allowance that grows later.
Published pricing, $185 to $235 per sqft
Site work by our family's clearing crews
Fixed price on library plans
10-year structural warranty
Three problems every land owner hits. We built the company around solving them.
Scared of what's under the trees?
Most builders hand you a site-work allowance, then true it up after you sign. We put machines on Upstate lots every week, so we walk your land first and quote clearing, grading, and the driveway as a firm number. Rock and unsuitable soils are priced in daylight at written unit rates.
Done with allowance games
A low tile allowance makes a base price look great until you pick real tile. Our spec book prices three full tiers from actual supplier bids, so the vast majority of your contract is specification, not allowance, and the few allowances left are printed with what they actually buy.
Tired of 'call for pricing'?
Most Upstate builders make you sit through a sales appointment to hear a number. We publish ours: $185 to $235 per heated square foot by spec level, plus the real 2026 permit, tap, and septic figures few builders list. Compare us against anyone before you ever pick up the phone.
How building on your land works with us
01
Walk the land
We walk your land with you: access, slope, soils, well or tap, power run, and where the porch should face. After the walk you get a written report with a firm clearing and grading number from our crews.
02
Home & Land Plan
For $4,500, credited in full at contract, we tune a plan to your lot, lock a firm site-work quote, build a complete budget accurate to ten percent, and package it all for your lender. Done in 30 to 45 days.
03
Design and a fixed price
You pick your plan modifications and selections from our three priced spec tiers, we lock structural options, and you sign one fixed-price contract with the rock and soils rider spelled out in writing. The price you sign is the price we build.
04
Financing and permits
Your lender package is already built, so the construction-to-permanent loan closes on plans the bank has vetted. While it closes, we pull permits, order the septic evaluation, and schedule our crews so ground breaks quickly.
05
Build, then move in
Our family's clearing crews clear and grade, then the build runs 9 to 12 months with a photo update every week and draws tied to inspections. You close, get your 10-year structural warranty, and move in.
What your price includes
- Firm clearing and grading quote from our family's clearing crews, not an allowance
- Driveway and culvert install priced per foot up front
- Well and septic coordination, or municipal tap fees listed at cost
- Engineering and plan modifications on any library plan
- County building permit, trades permits, and inspections handled
- Rock and unsuitable-soils rider at written unit rates
- Three fully priced spec tiers, selections locked before permit
- Lender-ready budget package for construction-to-permanent loans
- Weekly photo updates and a 5 to 7 draw schedule tied to inspections
- 10-year structural warranty enrollment
The first step
The $4,500 step that keeps site work from wrecking your budget
Free estimates are guesses, and guesses are how builds blow up. The Home & Land Plan is the opposite: a $4,500 flat-fee working session between you, your land, and our crews, credited back in full when you build with us. In 30 to 45 days you get a plan tuned to your lot, a firm site-work quote from the people who will actually run the machines, a complete budget accurate to ten percent, and a package your lender can underwrite. If you take it to another builder instead, everything is yours to keep and we part friends.
- Plan selection plus one round of red-line modifications on a library plan
- Site plan concept: house placement, driveway route, well and septic zones
- Firm clearing, grading, and driveway quote from our family's clearing crews, with rock and soils terms in writing
- Complete project budget accurate to ten percent, itemized line by line
- Selections preview with the Standard tier fully priced
- Lender-ready package you can take to any construction lender
Build-on-your-land questions
How does financing a build on my land work?
Most people building on their own land use a construction-to-permanent loan: one closing, interest-only draws while we build, then it converts to a regular mortgage. Construction-phase rates ran 7.25 to 8.75 percent and permanent rates sat in the mid 6s, as of September 2026, ask your lender. Your land equity can count toward the down payment. We hand your lender a complete plans-and-budget package, which is exactly what underwriters want to see.
How long does the whole thing take?
Plan on 12 to 16 months from our first site walk to move-in: 30 to 45 days for the Home & Land Plan, 60 to 120 days for design, permits, and your loan closing, then 9 to 12 months of construction. Wooded or steep lots can add a few weeks of site work. We put the schedule in your contract with start and completion windows, and you see progress photos every week.
What exactly does the published price include?
The $185 to $235 per heated square foot covers the house itself at your chosen spec tier. Site work is quoted separately because every lot is different, but unlike other builders we quote it as a firm number after walking your land, typically $15,000 to $50,000 on Upstate lots plus well and septic if you need them. Permits and tap fees are listed at cost. Nothing is hidden in an allowance.
What happens if you hit rock?
We tell you before we start, not in month four. Our crews probe your lot on the site walk and pull the soil survey before we quote. The firm number covers everything we can observe. For what nobody can see, rock and unsuitable soils are covered by a rider with unit prices agreed in writing up front: a stated hourly hammer rate and a per-load haul rate. You know the worst case before you sign.
Where do you build?
Greenville, Spartanburg, Anderson, Pickens, and Oconee counties. That footprint is deliberate: it is where our family's clearing and grading crews already work, so we know the soils, the permit offices, and the utility districts. If you have not bought land yet, send us any listing in the five counties and we will walk it with you before you make an offer, free.
Walk your land with us
Tell us where the property is and we will schedule a walk: clearing, grade, drive, well or septic, and what your budget really buys there.
Have land? Start with the plan library.
Every plan shows its base price on your land. Pick one, personalize it in the Design Studio, and bring it to your site walk.