Est. 2003
Custom home builder in Marietta, GA.
We build custom homes in two parts of Marietta. In East Cobb we replace 1960s and 70s ranches on teardown lots. Near the Square, in-town rebuilds fall under historic-district rules. Every job starts by confirming whether the city or Cobb County issues the permit.
Custom home builder · Marietta, GA
Custom homes for East Cobb and in-town Marietta.
We build new homes in Indian Hills, Sope Creek and the streets off Johnson Ferry and Roswell Road. In town, we build in the older blocks between Whitlock Avenue and the Square. We have built here since 2003. Much of the area with a Marietta address is unincorporated Cobb County, so the county, not the city, reviews those plans.
The whole build is on one fixed-price contract. We pull the permit with the city or Cobb County and photograph the site at the end of each working day. The finished house carries a written one-year warranty.
Custom home lot types
Three kinds of custom home lot in Marietta.
Three things change the permits and the work on a Marietta lot. They are the city limits, the historic districts and the creek buffers.
A 1960s ranch on a big lot
This is our most common Marietta build, and it is almost always in unincorporated Cobb. It needs a demolition permit and a survey against current setbacks. Most of these lots slope enough for a basement the old house never had.
City permit, historic review
These are the streets near the Square, Whitlock Avenue and the older blocks around them. The City of Marietta issues the permit. In a designated historic district, a design review comes before the building plan review.
Buffers and steep ground
Lots along Sope Creek, Rottenwood Creek and the slopes toward Kennesaw Mountain carry stream buffers or grades that need engineering. Both reduce the area you can build on.
What we build
Every part of a Marietta 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
Permits, historic districts and slopes for Marietta custom homes.
A Marietta mailing address covers a large amount of unincorporated Cobb County. Inside the city limits, plans go to Marietta Development Services, and outside them to Cobb County Community Development on Powder Springs Street. The county's Am I Located in a City map shows which applies. Most East Cobb teardowns are county, and most in-town lots are city.
Marietta has several designated historic districts in town. New construction inside one is reviewed for compatibility before the building plans are examined. The review covers materials, massing and how the house meets the street. We draw those requirements into the first set of plans.
The ground slopes from Kennesaw Mountain down to the Chattahoochee through Sope Creek and Rottenwood Creek. Most lots have the grade for a walkout basement, and some carry a stream buffer that leaves part of the yard unbuildable. Sewer serves nearly all of East Cobb and in-town Marietta. On a teardown, we cut and cap the old house's utilities under the demolition permit before any other work.
Our process
The sequence for a Marietta custom home.
Confirm city or county
We check the parcel on the county's Am I Located in a City map before any drawings are prepared. The map shows whether the city or the county reviews the plans.
Survey against current limits
We survey current setbacks, impervious limits and any creek buffer before drawing a floor plan. On an East Cobb teardown, the survey result sets much of the budget.
Clear the historic review where it applies
In a designated historic district, the design review comes before the building permit. We prepare one set of drawings that meets the design review and the building code.
Price every line, then file
Demolition, site work, foundation, every trade and every allowance go on one fixed-price proposal. Then we file the permit application with the city or the county.
Build and inspect, photographed daily
The build runs through footings, framing, rough-ins, insulation, drywall, finishes and the final inspection. We book each inspection and photograph the site at the end of every working day.
Permits
Who issues your custom home permit, Marietta or Cobb County.
A Marietta mailing address covers a large amount of unincorporated Cobb County, so the permit office is the first thing we confirm. Inside the city limits, Marietta Development Services issues permits through its permits and inspections group and the city online system. Outside them, Cobb County Community Development on Powder Springs Street issues them. The county's Am I Located in a City map shows which applies.
Either way, a new single-family home gets a full plan review. It covers the site plan, stormwater, foundation, framing, energy compliance and the trade permits.
In a designated historic district, new construction is reviewed for compatibility before the building plans are examined. On a teardown, the demolition is permitted separately and first, with an asbestos survey on an older house. A site that disturbs an acre or more also needs the state erosion permit. We handle the reviews, the applications and every inspection.
Inside the city limits
City of Marietta Development Services, permits and inspections. Applications go through the city online permitting system. mariettaga.gov
Unincorporated Cobb
Cobb County Community Development, 1150 Powder Springs Street, Suite 400. Use the county Am I Located in a City map to confirm. cobbcounty.gov
Historic districts
New construction inside a designated district is reviewed for compatibility before the building permit.
We pull the permit
We handle the demolition permit, site plan, drawings, engineering and every inspection, on a city or county parcel.
Budget
What a custom home costs to build in Marietta.
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.
On an East Cobb teardown, the demolition, the survey and the stormwater design come before the house, and each is priced on its own line. In town, a historic review can set the exterior materials, and those go on the proposal before the floor plan is priced.
Our proposals do not use a price per square foot. The demolition, site work, foundation and every finish allowance each get their own number. Use the calculator for a first range, and the proposal for the price you sign.
What moves the total
Demolition and haul-off, stormwater compliance on a bigger footprint, and exterior materials where a historic review applies. Most East Cobb lots also have the grade for a finished basement.
The demolition
Utility disconnects, the asbestos survey on an older house, the teardown and erosion control on the cleared lot. The demolition has its own permit and its own line on the proposal.
Planning guides
Custom home guides to read first.
Custom home builder vs general contractor
Which one you need for a teardown and rebuild.
Read the guide →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, permits and demolition 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 Marietta and Cobb County.
All remodeling services in Marietta · 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.
Marietta questions
Questions about custom home building in Marietta.
Who reviews our plans, Marietta or Cobb County?+
Cobb County Community Development reviews most East Cobb lots, which are unincorporated. Marietta Development Services reviews most in-town lots, which are inside the city. We check the parcel on the county's Am I Located in a City map before drawing starts, then pull the permit with that office. The building code is the same in both, and only the office and a few steps change.
We are buying a 1960s ranch in East Cobb to tear down. What comes first?+
First comes a survey against current setbacks and impervious limits, then an asbestos survey on the old house, then the demolition permit. The buildable area is often smaller than the old footprint suggests, and it sets the limits of the plan before design begins.
Our lot is in a historic district near the Square. Does that matter?+
Yes. New construction inside a designated district is reviewed for compatibility before the building plans are examined. The review covers materials, massing and how the house meets the street. It adds a review step, and it does not force a redesign when the elevations are drawn for the district from the start.
Can we get a basement out of an East Cobb lot?+
Yes, where the grade allows it. Many East Cobb teardown lots slope enough for a walkout basement the old ranch never had. Building it with the new house costs less than adding it later, and it is priced on its own line.
How long does a custom home take in Marietta?+
Your proposal includes a schedule for every step, from the survey to the final inspection. The survey, design, any historic review, the demolition permit and the building permit all come before construction. Construction time then depends on the size of the house and the site work the lot needs.
Marietta & nearby
What will your Marietta custom home cost?
Tell us about your Marietta 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