Custom, semi-custom, or move-in ready?
If you’re looking at new construction in Myrtle Beach, you’ll run into three kinds of homes:
- Spec homes are already built or under way. You get speed, but someone else made the choices.
- Production homes come from large builders offering a set menu of plans and upgrades. They’re efficient but leave limited room to change things.
- Custom and semi-custom homes start from a plan you choose, then adjust to fit how you live, from layout tweaks to finishes.
Building is slower than buying, but you get a brand-new home that fits your life and is built to today’s coastal building codes. Here’s what the process looks like.
The process, step by step
- Choose your homesite. The lot drives everything that follows: orientation, views, setbacks, elevation, and sometimes which plans fit. Walk it in person if you can, and ask about the flood zone and any HOA or architectural rules.
- Pick your plan. Start from a base plan that’s close to what you want. Think about how you’ll actually live: single-level living, guest space for visiting family, a home office, outdoor living space.
- Make your changes. Work with the builder on layout adjustments, then on selections: flooring, cabinets, countertops, fixtures, lighting, and exterior colors. Making these decisions early keeps the schedule and budget on track.
- Sign the contract and lock in pricing. Expect a deposit. Read what’s included as standard versus an upgrade, how change orders are priced, and what the warranty covers.
- Line up financing. If you’re not paying cash, get your construction or end loan approved before the build starts (more on this below).
- Permits and plan approval. The builder submits plans to the local building department and to the HOA’s architectural review if there is one.
- Site work and foundation. Clearing, grading, utilities, and the slab or foundation.
- Framing and dry-in. The structure goes up, followed by roof, windows, and exterior doors. Once it’s dried in, weather matters much less.
- Mechanicals and inspections. Plumbing, electrical, and HVAC are roughed in, then inspected before walls close.
- Exterior and interior finishes. Brick or siding, insulation, drywall, cabinets, flooring, paint, fixtures.
- Final inspection and walkthrough. The building department issues a certificate of occupancy. You walk the home with the builder and make a punch list of anything to fix.
- Closing and move-in. Keys in hand. Keep your warranty paperwork and know who to call for warranty service.
How long does it take?
Every build is different, but plan on several months from contract to keys.
The most common causes of delay:
- Late decisions. Changing selections or layout after construction starts is the biggest schedule killer.
- Weather. Heavy rain and tropical systems can pause site work and framing.
- Permitting and inspections. Approval times depend on the local building department’s workload.
- Materials. Special-order items can have long lead times.
If you’re selling a home elsewhere, talk with your builder and agent early so your closing dates line up and you’re not carrying two homes longer than you need to.
Building on the coast: what’s different
Building in Myrtle Beach isn’t like building inland. A few things deserve attention:
- Wind design. Coastal building codes require homes to be designed for high winds. That affects roof attachment, window and door ratings, and how the structure ties together from roof to foundation. Ask your builder what wind standard they build to and whether impact-rated windows or shutters are included.
- Flood zone and elevation. Check the lot’s flood zone on FEMA’s flood maps before you commit. The flood zone and the home’s elevation affect both building requirements and what you’ll pay for flood insurance. An elevation certificate after construction can help with flood insurance pricing.
- Exterior materials. Salt air and humidity are hard on finishes and fasteners. Low-maintenance exteriors like brick and corrosion-resistant hardware pay off over time. (See our post on brick vs. siding on the South Carolina coast.)
- Insurance. Get homeowners and flood insurance quotes on the specific lot and plan early, before you finalize your budget. Some construction features may earn insurance discounts.
Paying for a build
Financing a new build works a little differently from buying an existing home. The common routes:
- Cash. Many retirees and relocating buyers pay cash, often from the sale of a previous home. Payments follow the builder’s schedule.
- Construction-to-permanent loan. One loan that funds the build in stages, called draws, and converts to a regular mortgage when the home is finished. One application, one closing.
- Builder-financed build with an end loan. In some cases the builder carries construction costs and you get a standard mortgage at completion. Ask whether your builder works this way.
Whichever route you take, expect a deposit at contract, and ask how upgrades and change orders are paid for. Talk to a local lender who handles new construction regularly; they’ll know the process and the timing.
Questions to ask any builder
Bring this list to every builder you talk to:
- How long have you built on the Grand Strand, and can I see homes you’ve finished here?
- Can I talk to a few of your past buyers?
- What’s included as standard, and what counts as an upgrade?
- How are change orders priced, and is there a cutoff date for changes?
- What wind standard do you build to? Are windows impact-rated?
- How do you handle moisture: flashing, drainage, and vapor barriers?
- What’s your typical timeline, and how do you communicate during the build?
- Can I visit the site during construction?
- What warranty do you offer, and who handles warranty service?
- Are you licensed and insured in South Carolina?
A good builder will be happy to answer every one of these.
Building at Lauderdale Bay Estates
At Lauderdale Bay Estates, you start with one of six single-story Mediterranean-inspired plans (the Delray, Pompano, Palm, Hollywood, Pembrook, and Hallandale), then work with our local builder to customize it on your choice of Phase II homesite on the Intracoastal Waterway.
Every home is all brick with stucco accents, built for coastal conditions from the start.
[Add the builder’s process specifics: deposit structure, selection appointments, timeline, warranty, and any design center or showroom.]
Ready to start?
Questions? Call Ashley Taylor at Native Homes Realty, 843-215-9379
This article is general information. Building requirements, permitting, and financing vary; confirm details with your builder, lender, and insurance agent.