How New Construction Works In Braselton

Dreaming of a brand-new home near Chateau Elan or along the Jackson–Gwinnett corridor, but not sure where to start? You are not alone. New construction in Braselton can be exciting, yet the process feels different from buying a resale home and there are a few local twists to know. In this guide, you will learn how the build process works from lot to move-in, how contracts and financing typically look in Georgia, and where a local agent adds real protection and peace of mind. Let’s dive in.

Why build in Braselton

Braselton sits along the Jackson and Gwinnett County line, which means county jurisdiction can affect permits, schools, taxes, and utilities. Many buyers choose this area for access to I‑85, the resort and golf scene near Chateau Elan, and a quieter lifestyle with reasonable access to Atlanta job centers. New neighborhoods range from production communities to semi‑custom enclaves and individual custom lots.

Before you fall in love with a lot, consider a few local variables that can impact cost and timing:

• County jurisdiction. Confirm if your lot is in Jackson County or Gwinnett County. This affects permitting, inspections, and tax rates.
• Utilities. Many subdivisions have public water and sewer. Some outlying parcels may need a septic system with health department approval.
• Floodplain and topography. Check flood maps and ask about grading and drainage. Building in or near a floodplain can affect site work and insurance.
• HOA and covenants. Most new communities include HOA rules and architectural guidelines. Review these before you sign.
• Schools. School assignments vary by county and can change. Verify current zones with the applicable district.
• Roads and phasing. Ask about road completion, amenity timelines, and nearby phases that could be under construction after you move in.

Local departments to check early include the City of Braselton (if applicable), Jackson County Building and Planning, the Jackson County Health Department for septic, and Gwinnett County Planning and Development if your lot falls inside Gwinnett. County tax commissioner and school district sites help you estimate taxes and verify zones.

The new construction process, step by step

1) Pick the right lot and do your homework

Builders typically offer three lot types: inventory or spec home lots, finished lots that are ready to build, and raw lots that may need grading or utility work. Lot placement and slope influence price and options. Corner and cul‑de‑sac lots often carry premiums, and orientation can affect natural light and energy use.

Request or verify these items early:

• Utility availability and any tap fees for water, sewer, gas, electric, and internet
• Soil or perc testing and any geotechnical reports, especially if septic is possible
• Drainage and grading plans, plus any easements or buffers on the plat
• FEMA flood zone status and elevation details if near a floodplain
• HOA covenants and architectural guidelines
• Developer phasing for roads and amenities

Timeline expectations vary. If you buy a completed or nearly finished spec home, closing can happen in 1 to 4 months. A ground‑up semi‑custom or custom build often takes 6 to 12 months or longer, depending on weather, permitting, selections, and materials.

2) Understand your contract

You will usually see one of two paths:

• Spec home purchase. This feels similar to a resale sale with a standard purchase agreement and a near-term closing.
• Lot plus build contract. This sets your plan, base price, included features, allowance categories, upgrade pricing, schedule, and change order rules.

Key items to confirm in writing:

• Base price and inclusions. Foundation type, HVAC, appliance package, finishes, and landscaping.
• Deadlines and contingencies. Permitting, financing, and completion date language, plus any allowances for delays.
• Earnest money and deposits. Amounts, where the funds are held, and refund terms.
• Default and dispute resolution. Mediation or arbitration clauses and venue.
• Costs and responsibilities. Lot premiums, tap fees, impact fees, grading, surveys, and landscaping.

In Georgia, production builders often use their own contracts rather than standard resale forms. Have your buyer’s agent and, when appropriate, an attorney review everything before you sign.

3) Make selections and manage upgrades

Most builders set a firm window to visit the design center and finalize cabinets, counters, flooring, paint, fixtures, and options. You will often see allowances, which are dollar amounts earmarked for a category. If your choices exceed the allowance, you pay the difference.

Practical tips:

• Arrive with a budget and a prioritized list of upgrades.
• Get written pricing for every option you choose.
• Confirm lead times for appliances, cabinets, and HVAC equipment.
• Document final selections in writing and request a signed confirmation with expected install timing.

Late changes can add cost and delay, so try to lock selections early.

4) Track construction milestones and walkthroughs

Most builds follow a familiar sequence:

1. Site prep and foundation
2. Framing and rough utilities for plumbing, electrical, and HVAC
3. Insulation, drywall, and exterior finishes
4. Interior trim, paint, flooring, cabinets, and fixtures
5. Final mechanical connections, landscaping, and inspections

Ask who your point of contact is and how often you will receive progress updates. Many buyers request a weekly summary and a walkthrough schedule:

• Pre‑drywall walkthrough to verify rough‑in locations.
• Final walkthrough to create a punch list before closing.
• Post‑closing orientation to review systems and warranty procedures.

5) Close and move in

For a spec home, closing follows typical Georgia procedures. For a contract build, closing usually occurs when the home is complete. Some contracts include construction draws with a final closing when work is finished. Confirm all utility meters are active, the county or city has issued the certificate of occupancy, and the builder provides warranty documents and manuals.

Money, deposits, and financing in Georgia

Earnest money and deposits

Earnest money can be higher with new construction, especially for lot reservations or custom builds. Some contracts include nonrefundable deposits or option fees tied to design selections. Confirm where your funds are held, the refund timeline, and which contingencies protect you.

Your financing options

• Standard mortgage. Works well for completed or nearly finished spec homes.
• Construction‑to‑permanent (single close). Finances the build and then converts to a mortgage at completion. This can reduce rate risk because you lock earlier.
• Separate construction loan plus mortgage (two closes). Offers flexibility but exposes you to rate changes between the construction phase and permanent financing.
• FHA and VA programs. Many builders accept these, but your lender may need builder approval.

Choose a lender who regularly handles Georgia new construction. Lenders often require the builder’s fixed price, schedule, and draw plan to underwrite.

Builders sometimes offer incentives such as closing cost help or appliance upgrades if you use their preferred lender or title company. Compare the overall numbers so you understand the true savings.

Taxes, fees, and HOA costs

Property taxes differ between Jackson and Gwinnett County, and new construction is usually appraised after completion. Some contracts pass impact fees or tap fees to the buyer, and HOA dues are common in new neighborhoods. Check your contract to confirm who pays what and how much to budget.

Permits, inspections, and warranties

County permits and inspections

Builders must pull permits and pass county or city inspections for stages like foundation, framing, insulation, and final. The builder is responsible for obtaining the certificate of occupancy before you move in. If your lot is in Jackson County or Gwinnett County, confirm the applicable building office and inspection schedule.

Order independent inspections

Municipal inspections do not replace independent inspections. Hire an inspector experienced in new construction for:

• Pre‑drywall inspection of rough electrical, plumbing, and HVAC
• Post‑drywall review of insulation and air sealing
• Final inspection before closing, and a follow‑up around the one‑year mark before warranties expire

Know your warranties

You will typically receive a combination of manufacturer warranties for products and a builder warranty. Many builders follow a common structure of one year for workmanship, two years for mechanical systems, and ten years for structural components. Terms vary by builder, and some use third‑party structural warranty providers.

Best practice is to get the warranty language in writing in your contract, understand how to submit claims, and keep contact details for the builder’s warranty department. Plan a six to twelve‑month inspection to document items before coverage ends.

Dispute resolution

Builder contracts often spell out how disputes are handled, such as mediation or arbitration and which venue applies. Read these clauses carefully. If questions arise about legal remedies or warranty enforcement, consult an attorney.

How a local agent protects you

A knowledgeable Braselton buyer’s agent does more than unlock doors. Here is how a local pro helps you avoid costly surprises and keep your build on track:

• Verify the correct county for your lot and pull the right permitting, tax, and school information.
• Review the builder contract and addenda before you sign, focusing on deposit terms, timelines, warranty language, and dispute clauses.
• Negotiate allowances, upgrades, and incentives and get all promises in writing.
• Coordinate independent inspections and help interpret the results.
• Confirm permits and passed inspections, and verify the certificate of occupancy before closing.
• Review HOA documents and restrictive covenants, including rental and exterior guidelines.
• Coordinate with your lender and title company to align draws, escrow, and closing with the contract.
• Attend walkthroughs and the final punch list to ensure repairs are documented and completed.
• Organize your closing packet so you have what you need for warranty claims later.

Red flags to watch

• Nonrefundable deposits that kick in too early
• Unclear responsibility for tap fees, impact fees, or site work
• Builder limits on independent inspections or lot access
• Vague schedules with open‑ended delay language and no remedies
• Thin warranty details or no third‑party structural coverage
• A history of poor communication or visible quality issues in nearby finished homes

Quick buyer checklist

• Confirm the lot’s county and verify permit, tax, and school details
• Request the builder’s disclosure package, plat, HOA docs, and utility availability
• Have your agent and, if needed, an attorney review the contract
• Choose your financing path and understand any preferred-lender incentives
• Schedule pre‑drywall and final independent inspections
• Document all design selections and upgrade costs in writing
• Collect warranty documents and warranty contacts at closing

Timeline snapshot: how long it takes

Most buyers can close on a finished or nearly finished spec home in about 1 to 4 months. For a semi‑custom or custom build, plan for 6 to 12 months or more. Weather, permitting, design changes, and material lead times are the most common causes of delay. You can reduce risk by finalizing selections early, confirming lead times on long‑lead items, and sticking to the change order process.

Ready to build in Braselton?

Building new can be a smart way to get the layout, finishes, and energy performance you want. The key is to pair a careful contract review with clear selections, steady communication, and the right checkpoints before closing. If you would like a local, education‑first team to guide you through lots, contracts, inspections, and move‑in, reach out to Merritt Realty Group. We will help you compare communities, coordinate independent inspections, and protect your priorities from the first walkthrough to your one‑year warranty check.

FAQs

How long does new construction in Braselton usually take?

• Spec homes often close in 1 to 4 months, while semi‑custom or custom builds commonly take 6 to 12 months or longer depending on weather, permitting, selections, and materials.

How much deposit is typical for a new build, and is it refundable?

• Earnest money and option deposits can be higher than resale and may be nonrefundable after certain points, so confirm amounts, where funds are held, and refund terms in the contract.

Do I need a construction loan, or can I use a standard mortgage?

• You can use a standard mortgage for completed or near‑complete spec homes, while ground‑up builds often use construction‑to‑permanent loans or separate construction and permanent financing.

What kind of builder warranty should I expect?

• Many builders follow a common structure of one year for workmanship, two years for mechanical systems, and ten years for structural coverage, with exact terms set by the contract and any third‑party provider.

Who pays utility tap fees, impact fees, and grading costs?

• Responsibility varies by builder and contract, so confirm in writing who pays for tap fees, impact fees, surveys, grading, and landscaping.

Can I bring my own inspector and visit during construction?

• Independent inspections at pre‑drywall and pre‑closing are recommended, but confirm access rules and schedule with the builder in advance.

What happens if the builder misses the completion date?

• Your contract should outline delay allowances and remedies, so review completion language and dispute resolution terms before you sign.

Will the builder pay my buyer’s agent commission?

• Policies vary by builder; ask your agent to confirm compensation in writing before you enter into a contract.

How do HOAs in new communities handle amenities and assessments?

• Amenity timing often follows developer phasing, and buyers should review HOA budgets, dues, and any initial assessments disclosed in the documents.

Are there flood or soil concerns near Chateau Elan and nearby areas?

• Floodplain status and soil conditions vary by lot, so check flood maps, grading plans, and any perc or geotechnical reports during due diligence.