Est. 2003
Custom home builder in Alpharetta, GA.
We build custom homes on Alpharetta teardown lots near downtown, remaining lots in the 1990s communities and north side estate parcels toward Milton. All three go through the same City of Alpharetta permit.
Custom home builder · Alpharetta, GA
Custom homes built on Alpharetta's remaining lots.
We build new homes on the streets between downtown Alpharetta and Avalon and on older ranch lots off Old Milton and Kimball Bridge. We also build on estate land toward Crabapple and Milton Park. We have built across north Fulton since 2003.
The price is fixed before anything is ordered. We file the full city permit package under our license, including the energy-code affidavit the city asks for with every building permit. We send a photo from the site every working day. The finished house carries a written one-year warranty.
Custom home lot types
Three kinds of custom home lot in Alpharetta.
A downtown teardown starts with demolition, a community lot with the HOA committee, and a north side septic lot with a soil test.
Small lots near the downtown core
An older house on a street around downtown comes down first, under its own demolition permit. Setbacks are tight, and a new house near the historic and downtown districts has to fit the city's design expectations.
Lots in established HOA communities
These are remaining or resold lots in Windward, Nesbit Lakes or Webb Bridge. Sewer, sidewalks and utilities are already at the street. The architectural committee approves the elevation under the covenants before the city reviews the plans.
Acreage toward Milton
These are larger parcels off Milton Park, Crabapple and the Milton line. Some are on septic and most are wooded. The plan includes a tree survey and sometimes a stream buffer.
What we build
Every part of an Alpharetta custom home.
Lot & Site Work
Design & Floor Plans
Shell, Roof & Exterior
Kitchens & Baths
Outdoor Living
Basements & Bonus Rooms
Included in every custom home
One fixed price for every trade in a custom home.
- Lot evaluation & site plan
- Architectural plans & engineering
- Permit application & inspections
- Clearing, grading & erosion control
- Foundation, framing & roof
- Plumbing, electrical & HVAC
- Insulation & energy code compliance
- Windows, doors & exterior finishes
- Kitchens, baths & interior finishes
- Selections & 3D renderings
- Daily cleanup & job-site photos
- One-year written warranty
Local conditions
Energy code, buffers and septic for Alpharetta custom homes.
The city's building division asks every building permit applicant for an IECC compliance affidavit or an approved software report. On a new home that covers the whole envelope. Insulation levels, window performance, air sealing and the mechanical design are documented before the permit is issued. We design the house to pass that report from the start.
Big Creek and its greenway run through the middle of the city, and its tributaries carry stream buffers. Many Alpharetta lots back onto one of them. We check the buffer and the flood map before design. Either one can take part of the rear yard and move the house forward on the lot or down into a basement.
Most lots are on rolling red-clay piedmont that allows a walkout lower level, which costs a fraction of the same rooms built upstairs. Sewer serves most of the city, but some north side parcels are on septic. Those parcels go through Fulton County Environmental Health before the city permit. Downtown teardowns need a demolition permit first, plus an asbestos survey on older houses.
Our process
The sequence for an Alpharetta custom home.
Survey the envelope and the buffers
We survey current setbacks, impervious limits, the stream buffer and the flood map before drawing a floor plan. On an infill lot, this survey sets the budget.
Get HOA or downtown design approval
In a covenanted community, the architectural committee approves the elevation first. Near downtown, we check the plan against the city's design expectations at the same stage.
Design to the energy report
We run the IECC compliance report during design. Window sizes, insulation and mechanicals are chosen to pass it.
Price it, then file the package
Site work, foundation, the energy package, every trade and every allowance go on one fixed-price proposal. Then we file the full submittal through the city permitting portal under our license.
Build from footings to final
The build runs through footings, framing, rough-ins, insulation, drywall, finishes and the final walkthrough. We book each inspection and send a photo from the site at the end of every working day.
Permits
Permitting a custom home with the City of Alpharetta.
Alpharetta issues its own residential permits through the Community Development Department at 2 Park Plaza. Its published residential procedures list new single-family construction as a named category. The building plans, site plan and application are filed in the city permitting portal. Subcontractor permits go through the same portal, each backed by a valid Georgia license for that trade.
The building division asks every building permit applicant for an IECC compliance affidavit or an approved software report. On a new home it covers the entire envelope and mechanical design. On a teardown, the demolition is permitted separately and first, and land disturbance of an acre or more adds the state erosion permit. We file and track all of it, the affidavit included.
Who issues it
City of Alpharetta Community Development, 2 Park Plaza. Permit technicians at 678-297-6080. alpharetta.ga.us
Permitting portal
Plans, the building permit application, the demolition permit on a teardown and every subcontractor permit are submitted online through the city portal.
Energy-code affidavit
An IECC compliance affidavit or an approved software report goes in with the application. On new construction it covers the whole house.
We pull the permit
Application, plans, trade permits, the energy report and every inspection are part of the contract.
Budget
What a custom home costs to build in Alpharetta.
Our custom homes run $170 to $290 per square foot for the house itself. The lot is priced on its own lines: an on-site septic system instead of a sewer tap is roughly $25,000, and grading, driveways, retaining walls, wells and long utility runs depend on the site.
Land is the biggest cost in Alpharetta, and it is not on our proposal. The build cost changes with the lot. A downtown teardown adds demolition and work on a tight site. A community lot adds the materials the HOA expects, and a north side estate adds clearing, a longer driveway and sometimes septic.
Demolition, site work, the foundation, the energy package and each finish allowance are priced as separate lines on the proposal. We do not quote a price per square foot. The calculator gives you a starting range, and the proposal gives the line-by-line price.
What moves the total
Demolition on infill lots, the envelope and mechanical package that passes the energy report, a foundation on sloped ground, and a finished walkout basement.
The energy package
Windows, insulation, air sealing and the HVAC design are chosen together to pass the compliance report. We price them as one package, because changing one changes the others.
Planning guides
Custom home guides to read first.
Choosing a custom home builder in Alpharetta
How we build custom homes in Alpharetta, for buyers still choosing a builder.
Read the article →Custom home cost per square foot around Atlanta
What a per-square-foot price covers and why it changes from lot to lot.
Read the guide →The pre-construction phase
The survey, design, energy report and permits that come before excavation.
Read the guide →Fixed price vs cost-plus
How the two contract types differ, and why we build on a fixed price.
Read the guide →Custom home cost calculator
A starting range for your square footage and finish level.
Open the tool →Where we build
Custom homes in Alpharetta and north Fulton.
All remodeling services in Alpharetta · Areas we serve · Custom home building overview
In their words
Reviews from custom home clients.
A whopping amount of ZERO stress. You are in truly good hands from start to finish.
Very responsive, patient with our questions, and made suggestions that improved our project.
Exceptional professionalism, expertise, and a genuine commitment to delivering quality service.
Alpharetta questions
Questions about custom home building in Alpharetta.
What is the energy-code affidavit and does it affect the design?+
It is an IECC compliance affidavit, or an approved software report, that the city asks every building permit applicant for. It does affect the design. On a new home it covers the whole envelope, so window sizes, insulation, air sealing and HVAC design must pass before the permit is issued. We design to the report from the start, which costs less than redesigning a window wall later.
We are buying a teardown near downtown. What comes first?+
First comes a survey against current setbacks and impervious limits, then a demolition permit. Older houses also need an asbestos survey before they come down. Current limits usually allow a tighter footprint than the house standing there now, so we confirm that shape before design starts.
Our lot backs onto Big Creek. Can we still build what we want?+
Usually yes, but with less of the rear yard to build on. Big Creek and its tributaries carry stream buffers, and parts of the corridor are mapped floodplain. We check both before design, because either can move the house forward on the lot or down into a basement.
Will the HOA in Windward have a say?+
Yes, in every covenanted Alpharetta community. The architectural committee approves the elevation, materials and colors before the city examines the building plans. We draw one set of plans that meets the committee's rules, the code and the energy report, which costs less than drawing three.
How long does a custom home take in Alpharetta?+
The timeline depends on the approvals before construction, the size of the house and the condition of the lot. Survey, design, HOA approval where there is one, any demolition and the city permit come first. The energy report must pass before the permit is issued. Your proposal includes a written schedule with those approvals and inspections in it.
Alpharetta & nearby
What will your Alpharetta custom home cost?
Tell us about your Alpharetta lot and the home you want to build. We will send back a line-by-line budget and a realistic schedule.
- ✓ Lot evaluation & site plan
- ✓ Design, plans & renderings
- ✓ Permits, septic & inspections
- ✓ Fixed pricing, line by line