Est. 2003
Custom home builder in Woodstock, GA.
Our office is on Hickory Flat Highway, and we have built in Woodstock since 2003. We build on infill lots near downtown, the last lots in the 1990s communities, and acreage east toward Hickory Flat and Arnold Mill. The sewer ends out there, so those lots need septic.
Custom home builder · Woodstock, GA
Custom homes built for Woodstock lots.
We build on the streets behind downtown and on resold lots in Towne Lake, Eagle Watch and Deer Run. We also build on wooded parcels out Trickum, Wiley Bridge and Arnold Mill, where a well and a drain field are part of the project. Before drawings start, we confirm whether the city or Cherokee County permits your street.
One fixed-price contract covers the work from the lot through the certificate of occupancy. We pull the permit with the city or Cherokee County and send a site photo 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 Woodstock.
A Woodstock address can be a city or county parcel, on sewer or on septic. That sets which office issues the permit and whether a soil test comes first.
Infill lots near Main Street
These are older lots on the streets behind downtown Woodstock. The city issues the permit and setbacks are tighter. Some lots need a demolition first.
Lots in Towne Lake and nearby communities
These are leftover or resold lots in Towne Lake, Eagle Watch or Woodstock Knoll. Utilities are at the street. The community covenants set rules for the elevation, which must be approved before the permit is filed.
Septic, trees and a long driveway
These parcels sit east toward Hickory Flat, Trickum and Arnold Mill, in unincorporated Cherokee County. Expect a county permit, a soil test for the drain field, and a long driveway priced as its own line item.
What we build
Every part of a Woodstock 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
Site work, septic and foundations for Woodstock custom homes.
Check the city limits first. Many homes with a Woodstock address sit in unincorporated Cherokee County, so the city publishes a Do I Live in the City map. Inside the limits, the Building and Safety Division downtown reviews the plans. Outside them, the county Development Service Center in Canton does, and it adds a separate insulation inspection.
Sewer service ends east of Bells Ferry and along Arnold Mill, so lots there need septic. Cherokee County Environmental Health approves the soil evaluation and drain-field location before a building permit is issued. On acreage we site the drain field first and place the house around it. A lot that fails a soil test is expensive to build on, so we walk land with buyers before closing.
Most Woodstock lots sit on rolling red clay over rock. The slope allows a walkout basement on most lots for close to the cost of a crawlspace. Some lots need rock excavation, which we price on the proposal. Runoff flows downhill to the next lot, so every house we build here gets foundation drainage and a grading plan.
Our process
The sequence for a Woodstock custom home.
Confirm city or county, sewer or septic
These two answers set what gets submitted, to which office, and whether a soil test comes first. We settle both before drawings start.
Walk the lot before design
We spend an hour on the lot to check what the plat does not show. That covers drainage, slope, where the driveway can enter and, on septic, where the drain field can go.
Design to the covenants and the code
In Towne Lake and nearby communities, the architectural committee approves the elevation before the permit is filed. We design for the committee and the building code at the same time.
Price it line by line, then permit
One fixed-price proposal covers site work, septic where it applies, the foundation, every trade and every allowance. Then we file the permit application under our license.
Build it ten minutes from our office
The build runs through footings, framing, rough-ins, the insulation inspection on county parcels, drywall, finishes and the final inspection. Someone from our office is on site daily, and we send a photo at the end of each working day.
Permits
Who issues your custom home permit, Woodstock or Cherokee County.
The City of Woodstock issues permits through the Building and Safety Division of its Community Development Department. Many homes with a Woodstock address sit outside the city limits, so the city publishes a Do I Live in the City map. Parcels in unincorporated Cherokee County go through the county Development Service Center on Bluffs Parkway in Canton. Either way, a new house gets a full review of the site plan, foundation, framing, energy compliance and each trade permit.
Past the sewer line, Cherokee County Environmental Health must approve the soil evaluation and drain-field layout before a building permit can be issued. A county project also has its own insulation inspection, after the rough-in is approved and before anything covers it. Disturbing an acre or more of land requires the state erosion permit. We file every application and attend every inspection.
Inside the city limits
City of Woodstock Building and Safety Division, part of Community Development. Permits desk at 770-592-6054. woodstockga.gov
Unincorporated Cherokee
Cherokee County Development Service Center, 1130 Bluffs Parkway in Canton, submitting through the CityView portal. cherokeecountyga.gov
Septic before the permit
Cherokee County Environmental Health approves the soil evaluation and drain-field location on any lot without sewer, ahead of the building permit.
We pull the permit
The application, site plan, drawings, engineering and every inspection are in the contract, whether the city or the county permits your parcel.
Budget
What a custom home costs to build in Woodstock.
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 a Woodstock build our office is ten minutes from the site, which keeps our overhead low. The price still depends on the lot. The same house plan costs very different amounts on a sewered resale lot in Towne Lake and on a wooded acre out Arnold Mill. The acre can need a well, a drain field and a long driveway.
We price the clearing, the septic, the foundation and every finish allowance as separate lines on the proposal. None of it is folded into a price per square foot. Use the calculator for a starting range. The proposal gives the fixed price for your lot, line by line.
What moves the total
Site work and a long driveway on acreage, septic off the sewer line, a foundation on sloped ground, and a finished walkout basement.
The lower level
A walkout lower level costs the least to finish while the trades are already in the house. Price it into the original contract instead of leaving it for a later project.
Planning guides
Custom home guides to read first.
How to choose a custom home builder
Questions to ask a builder before you sign a contract.
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 →How a construction draw schedule works
When the bank releases each payment and which inspections come first.
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 Woodstock and south Cherokee.
All remodeling services in Woodstock · 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.
Woodstock questions
Questions about custom home building in Woodstock.
Do I permit with Woodstock or with Cherokee County?+
It depends on whether the parcel is inside the city limits, which the city's Do I Live in the City map shows. Inside the limits, the Building and Safety Division downtown issues the permit, and outside them the county Development Service Center in Canton does. The code is the same statewide, and only the office and a few inspection steps change. We confirm the office before drawings start and pull the permit either way.
We are looking at land out Arnold Mill. What do we check before we buy?+
Check the soil first, since lots past the sewer line need septic. Cherokee County Environmental Health must approve a soil evaluation and a drain-field location before any permit is issued. We can meet you at the lot the same week to check the slope, the access and where a drain field could go. We then price the site work before the house is designed.
Can we build on a resold lot in Towne Lake?+
Yes, and we have built on them. Utilities are at the street, which keeps the site work simple. The architectural committee approves the elevation, materials and colors before the permit is filed. We design for that approval and the building code at the same time.
Should we plan a basement?+
Yes, on most Woodstock lots. The slope usually allows a walkout for close to the cost of a crawlspace foundation. Finishing that floor while the trades are in the house costs less than finishing it later. We price it as its own line so you can decide.
How long does a custom home take in Woodstock?+
Your proposal includes a full schedule with every approval and inspection on it, including the county insulation inspection where it applies. Design, any covenant approval and permitting come first, and septic approval adds time on acreage. Construction length depends on the size of the house and the site work needed.
Woodstock & nearby
What will your Woodstock custom home cost?
Tell us about your Woodstock 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