Est. 2003
Custom home builder in Johns Creek, GA.
Most custom homes we build in Johns Creek sit on estate lots in the golf and swim-tennis communities or on river parcels along their edges. In those communities, the review board approves the elevation before the city reviews the plans. On a river lot, the stream buffer limits where the house can go.
Custom home builder · Johns Creek, GA
Custom homes for Johns Creek estate and river lots.
We build new homes in Country Club of the South, St Ives, the Falls of Autry Mill and Rivermont. We also build on the newer streets toward Shakerag and Bellmoore Park. We have worked in north Fulton since 2003. Johns Creek only accepts permits through its city portal, and our contractor credentials are already registered there.
You get one fixed price, agreed before work starts, covering the build from lot to certificate of occupancy. We file the permit and every inspection request under our registered license. You get a photo from the site each working day and a one-year written warranty.
Custom home lot types
Three kinds of custom home lot in Johns Creek.
The first approval on a Johns Creek lot depends on the lot type. It may be a community review board, a river buffer check or a demolition permit.
Review board approval first
Lots in Country Club of the South, St Ives and nearby communities. Utilities are at the street and setbacks are generous. An architectural review committee approves style, materials and the driveway before the city reviews anything.
Stream buffers limit the footprint
Lots along the Chattahoochee and its feeder creeks carry stream buffers, and some sit in a mapped flood zone. These lots have the smallest buildable areas in the city.
Teardown and rebuild
Some houses in Medlock Bridge, Rivermont and Sugar Mill are now being torn down and replaced. The job starts with a demolition permit and a survey checked against current rules. The new house often adds a basement the old house did not use.
What we build
Every part of a Johns Creek 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
Review boards and river buffers for Johns Creek custom homes.
Johns Creek runs its own Building Division inside Community Development. Every application goes through the city Customer Self-Service portal, and contractors must register their license there before they can apply. A custom home is usually routed to Building, Land Development, and Planning and Zoning together. A long private drive can also send it to the Fire Marshal.
Most estate lots in the city sit inside covenanted communities with an architectural review committee. The committee approves the elevation, materials, colors and site plan before the city sees the drawings. We put the committee's guidelines into the first set of drawings, where they cost nothing to include.
Lots along the Chattahoochee and its tributaries carry buffer rules that affect the footprint, grading and any outside work. Parts of the river corridor are mapped floodplain. The ground is rolling red-clay piedmont, so most lots can take a walkout lower level, the least expensive room you can add. Sewer serves nearly the whole city.
Our process
The sequence for a Johns Creek custom home.
Read the covenants and the buffer
We read the review board's guidelines and the stream buffer map before drawing a floor plan. Together they set where the house can go.
Design for the review board first
We submit the elevations, materials, colors and site plan to the community committee. The same drawings also meet the building code.
Survey and, on a teardown, demolish
The survey checks current setbacks and impervious limits. On an older lot, we then pull the demolition permit, cut the utilities and stabilize the site for erosion control.
Price the build, then submit
You get one fixed-price proposal covering site work, the foundation, every trade and every allowance. Then we submit the package through the city CSS portal under our registered license.
Build, with every inspection requested for you
Inspections run footings, framing, rough-ins, insulation, drywall, finishes and the final. We request each one through the portal from our account. You get a photo from the site each working day.
Permits
Permitting a custom home with the City of Johns Creek.
Johns Creek runs its own Building Division inside the Community Development Department, so the city permits your new house, not Fulton County. The city takes no paper applications. Everything goes through the Customer Self-Service portal, and contractors must register their license credentials there before they can apply. A new single-family home gets a full plan review of the site plan, land disturbance, foundation, framing, energy compliance and trade permits.
For new construction, the city may route submittals to Building, Land Development, Planning and Zoning, and the Fire Marshal. Buffer rules on river lots are checked at the site plan stage. On a teardown, the demolition is permitted separately and first. Land disturbance of an acre or more adds the state erosion permit, and we file every submittal under our registration.
Who issues it
City of Johns Creek Community Development, Building Division, 11360 Lakefield Drive. johnscreekga.gov
The CSS portal
Applications, plan review, fees and inspection requests all run through the Customer Self-Service portal. Contractor licenses must be registered first.
We pull the permit
Our credentials are already registered in the portal. We tell you when each inspection passes, so you never need a portal login.
Buffer rules near the river
Lots along the Chattahoochee and its tributaries carry buffer rules that affect the footprint, the grading and any outside work.
Budget
What a custom home costs to build in Johns Creek.
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.
In Johns Creek the community review board's requirements move the price more than the ground does. Estate communities expect particular materials, roof forms and site treatments. Those go on the proposal as separate lines before the floor plan is priced. A river lot adds engineering and grading to work within the buffer.
Site work, the foundation, the community's exterior package and each finish allowance are separate numbers on the proposal, not a price per square foot. The cost calculator gives you a starting range. Your proposal carries the exact numbers for your house.
What moves the total
The exterior materials and roof forms the review board expects, and a foundation on sloped ground. A river lot adds grading and engineering, and most lots here allow a finished basement.
The exterior package
Brick, stone, windows and roofing chosen to pass the community review. We price them as one package because the committee approves them together.
Planning guides
Custom home guides to read first.
Choosing a custom home builder in Johns Creek
How we build custom homes in Johns Creek, for buyers still choosing a builder.
Read the article →The pre-construction phase
The review board, survey, design and permit steps that come before excavation.
Read the guide →What a custom home costs in North Georgia
Cost ranges for north Georgia custom homes and what raises or lowers the total.
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 Johns Creek and north Fulton.
All remodeling services in Johns Creek · 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.
Johns Creek questions
Questions about custom home building in Johns Creek.
Does the community review board or the city come first?+
The review board comes first in Country Club of the South, St Ives and most estate communities. The committee approves the elevation, materials, colors and site plan before the city reviews the building drawings. We design for the committee and the code together, so nothing is drawn twice or sent back.
Can I file the permit myself?+
In practice, no. Johns Creek takes every application through its Customer Self-Service portal, and contractors must register their license credentials there before they can apply. Ours are registered. The application, plan review and every inspection request are part of our contract.
Our lot backs onto the Chattahoochee. What does that change?+
It limits the footprint. Lots along the river and its tributaries carry buffer rules that affect where the house, grading and any outside work can go. Parts of the corridor are also mapped floodplain. We check both before design, because together they set the buildable area.
Do these lots take a basement?+
Yes, the grade allows a basement on most Johns Creek lots. Where it does, you usually get a walkout for close to the cost of a crawlspace foundation. Finishing it is far cheaper while the trades are already in the house than five years later. The basement is its own line on the proposal.
How long does a custom home take in Johns Creek?+
Your proposal includes a schedule with every step laid out, approvals included. Review board approval, design, any demolition and the city permit come before construction. The committee's meeting calendar is often the longest single wait in the job. Build time then depends on the house and the lot.
Johns Creek & nearby
What will your Johns Creek custom home cost?
Tell us about your Johns Creek 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