Thinking about building a new home in Greer but not sure where to start? You’re not alone. Between permits, design choices, budgets, and inspections, the process can feel overwhelming. This guide breaks it down into clear steps so you know what to expect, what it costs, and which decisions matter most in Greer. You’ll also learn where to find new-build listings and how to protect your timeline and budget. Let’s dive in.
How new construction works in Greer
Building in Greer typically involves either the City of Greer or Greenville County. The location of your lot determines which office issues permits, conducts inspections, and provides the Certificate of Occupancy (CO). Confirm which jurisdiction applies before you write an offer.
You’ll also review HOA covenants and design rules if you are in a subdivision. Fees, architectural approvals, and landscaping standards vary by community. Ask for CC&Rs and any design guidelines early.
Utilities are another key check. Confirm water, sewer or septic, electric, and gas availability, plus any tap or impact fees. These fees are local and can affect both cost and timing.
Your new-build timeline in Greer
Every home is different, but most Greer builds follow a similar sequence. Weather, permitting, and selections can shift timing. The ranges below reflect common local experiences.
Pre-contract and lot selection (1–6+ weeks)
- Compare subdivisions and private lots. Review setbacks, slopes, and utility access.
- Secure surveys and any soils or topography information if needed.
- Negotiate the lot premium and review recorded restrictions.
Contract to permit (2–8+ weeks)
- The builder finalizes plans, engineering, and site layout.
- Permits are submitted to the City of Greer or Greenville County.
- Expect delays if easements or HOA approvals require revisions.
Site work and foundation (2–6 weeks)
- Clearing, grading, excavation, footings, and foundation.
- Weather and soils conditions can extend this phase.
Framing (2–6 weeks)
- Structure, roof sheathing, and exterior wrap go up.
- You begin to see the home take shape.
Rough mechanicals and insulation (2–6 weeks)
- Electrical, plumbing, and HVAC are installed and inspected.
- Insulation follows once rough-ins are approved.
Interior finishes (4–12+ weeks)
- Drywall, paint, cabinets, counters, flooring, and fixtures.
- More custom choices often add time.
Final inspections, punch list, and CO (1–4 weeks)
- The municipality issues the Certificate of Occupancy after passing final inspections.
- The builder completes punch-list items.
Closing and move-in (1–2 weeks)
- Lender funding, title work, HOA transfers, and utility setup.
- Many builders schedule a pre-closing walkthrough.
Typical totals in Greer:
- Production or spec home with few upgrades: often 4–6 months from permit to CO.
- Standard production with selections: often 6–9 months.
- Custom homes or complex lots: 9–12+ months.
Common delays: permit backlogs, heavy rain, material lead times for windows, appliances, or HVAC, subcontractor availability, and change orders.
What it costs and how to budget
A smart budget includes the base house plus the lot and everything that touches the site. It also plans for design upgrades and closing costs.
Major cost components:
- Lot purchase price and lot premium
- Base home price for your chosen plan
- Upgrades and allowances from the design center
- Permits, impact fees, and utility connections
- Site work like grading, retaining walls, or long driveways
- Landscaping and sod if not included
- Builder warranty and punch-list items
- Closing costs such as title, recording, lender fees, and prorated taxes
- Construction loan interest if applicable
- HOA initiation, transfer, and ongoing dues
Local cost drivers in Greer and the Upstate:
- Lot location near amenities often increases lot premiums.
- Topography and soils can add grading or retaining-wall costs.
- Utility access matters. Septic systems or long utility runs affect budget.
- Builder incentives change with demand, so review current offers before you sign.
Financing options
Your financing path depends on the type of build.
- Completed spec or inventory home: use a standard mortgage such as conventional, FHA, or VA based on eligibility.
- Construction-to-permanent loan: one closing that converts to a mortgage after completion, common for custom builds.
- Standalone construction loan plus a separate mortgage: two closings with different terms.
Action steps:
- Talk with lenders early to confirm down payment, draw schedules, and appraisal timing.
- Ask your builder for a detailed cost breakdown with allowances and included features.
- Confirm whether upgrades beyond allowances roll into your loan or are paid at closing.
Design-center choices and allowances
A design-center session is where you choose finishes and fixtures. These decisions shape your budget and timeline, so plan ahead.
Tips for your session:
- Get written allowance amounts before you go. Know what is included.
- Prioritize high-impact items like flooring in main living spaces, countertops, and cabinets.
- Ask how exceeding the allowance is handled. Some builders allow roll-ins, others require cash top-ups.
- Clarify lead times for specialty finishes so your schedule stays accurate.
Simple rule of thumb: make most structural and exterior choices as early as possible. Leave smaller decor items for later if needed.
What’s negotiable with builders
Builders set clear pricing, but there is often room to discuss certain items.
Potentially negotiable items:
- Lot premium, especially on non-unique lots
- Closing date and flex for move-in
- Seller-paid closing costs or a rate buy-down contribution
- Appliance packages or flooring upgrades
- Adjustment to certain finish allowances
- Warranty items or coverage details in some cases
Be sure any negotiated item appears in writing in your contract or addenda.
Contract protections to review
Your contract should set fair expectations for price, timing, and changes. Ask for plain-language explanations of each clause.
Key clauses:
- Price protection: confirms your price will not increase after signing.
- Completion date and remedies: explains extensions for weather or supply issues and what happens if delays are builder-related.
- Financing and draw schedule: outlines lender draws and appraisal contingencies.
- Change orders: requires written cost and timing impacts for any change.
- Warranty coverage: defines workmanship, systems, and structural protection plus the claims process.
Due diligence moves:
- Request HOA documents, plat maps, and builder disclosures upfront.
- Ask to see recently completed homes with similar finishes to check quality.
- Secure a written allowances sheet and the change-order policy before design selections.
Inspections, warranties, and closing
Even with municipal inspections, your own inspections add peace of mind and leverage for punch-list fixes.
Recommended inspection points:
- Pre-pour or foundation inspection when access is allowed
- Pre-drywall inspection to review framing and mechanical routing
- Final inspection or third-party review before closing
- Thorough pre-closing walkthrough to document the punch list
Typical builder warranties:
- Workmanship: often around 1 year for materials and workmanship items
- Systems: HVAC, plumbing, and electrical often 1–2 years
- Structural: commonly up to 10 years through a third-party program
Closing steps for new builds:
- Final appraisal and lender approval
- Certificate of Occupancy issued by the City of Greer or Greenville County
- Title, recording, and prorations
- Transfer of utilities and HOA documents to you
Post-move tips:
- Keep a written punch list and submit items within warranty timelines.
- Save manuals, warranties, surveys, and plans for future reference.
- Document issues with photos and dates when you contact warranty service.
Buyer checklist for Greer
Before contract:
- Identify target neighborhoods and confirm commute times and general area preferences.
- Verify lot setbacks, restrictions, and utility availability.
- Request HOA CC&Rs, design rules, and fee schedules.
- Get pre-approval and discuss construction or permanent financing with a lender.
At contract and design:
- Get a written breakdown of base price, lot premium, allowances, and estimated closing costs.
- Confirm the builder’s projected timeline and any price-protection clause.
- Schedule your design-center appointment early and get upgrade pricing in writing.
- Review warranty documents and how to submit claims.
During construction:
- Arrange independent inspections at framing and final stages with builder approval.
- Put all change orders in writing with cost and schedule impacts.
- Request weekly or regular status updates and keep a communication log.
Pre-closing and move-in:
- Complete a thorough walkthrough and finalize the punch list.
- Confirm CO issuance and all municipal approvals are complete.
- Set up utilities and HOA registration.
- Collect all warranty paperwork, manuals, and subcontractor contacts.
After move-in:
- Track warranty response timelines and follow up in writing.
- Store closing documents, surveys, and plans for insurance and resale.
Finding new-build listings in Greer
To see what is available now, start with the local MLS and current builder community pages. These sources usually show the most up-to-date inventory and incentives. National new-home portals can help you scan options, but you should cross-check details with the MLS or builder sites.
Smart search tips:
- Filter for “New Construction” or “New Homes” and include nearby zip codes.
- Compare build timelines for inventory homes versus to-be-built options.
- Ask your buyer’s agent to pull spec homes and community release schedules so you see opportunities early.
For the latest inventory and incentives, work with a local agent who tracks releases and can confirm exact timelines and fees for each community.
Local considerations in Greer
- Growth and commute: New communities cluster near I-85, SC-14, and SC-101. Drive your commute at typical times to confirm drive times feel right for you.
- School zones: If school assignment matters, verify current school zones with the district and confirm boundaries before you pick a lot.
- Floodplain and drainage: Some areas near streams may have floodplain implications. Review county flood maps and request elevation information if needed.
- Taxes and assessment timing: Budget for prorated taxes at closing and for your tax bill to adjust once the home is fully assessed.
Ready to map out your build with a calm, step-by-step plan? Reach out to Mary Sloka for local guidance, current inventory, and a clear path from lot to move-in.
FAQs
How long does it take to build a new home in Greer?
- Most production builds take about 6–9 months from permit to CO, with simpler inventory homes closer to 4–6 months and custom or complex lots at 9–12+ months.
What costs should I budget for beyond the base price?
- Plan for the lot premium, site work, utility connections, permits, design upgrades beyond allowances, landscaping, closing costs, and HOA fees if applicable.
Do I need independent inspections if the city or county inspects?
- Yes, independent inspections at pre-drywall and final stages help catch workmanship issues and give you leverage to address punch-list items before closing.
What can I negotiate with a builder in Greer?
- You can often discuss lot premiums, seller-paid closing costs or rate buy-downs, appliance or flooring upgrades, some allowances, and closing date flexibility.
How do I find current new-construction listings in Greer?
- Check the local MLS and builder community pages for the most current inventory and incentives, and ask a buyer’s agent to pull spec homes and release schedules.
