Thinking about buying new construction in Mount Pleasant but not sure where to start? You want a smooth build, a fair contract, and a home that will hold its value in a fast‑moving coastal market. In this guide, you’ll learn the exact steps, timelines, and local checks that matter most in Mount Pleasant. You’ll also see how to navigate contracts, inspections, financing, HOAs, and design decisions so you can move in with confidence. Let’s dive in.
Why Mount Pleasant new builds
Mount Pleasant is one of the Charleston area’s most active new‑home markets. Inventory and incentives can shift quickly as subdivisions move through build phases, so you need current pricing and availability before you commit. New communities also vary on utilities, HOA rules, and delivery timelines, which will shape your budget and schedule. A clear plan helps you lock the right lot or inventory home at the right time.
Start with local due diligence
Flood zones and elevation
Large parts of Mount Pleasant are low‑lying and can experience tidal flooding. Check local flood zones, base‑flood elevation requirements, and whether a lot has been raised. Lenders may require flood insurance depending on the zone. Confirm details before you sign so there are no surprises on premium costs or site work.
Permits and inspections
Your home must meet Town of Mount Pleasant and Charleston County building codes and pass required inspections before a Certificate of Occupancy is issued. Permit timelines and inspection schedules can affect delivery dates. Ask your builder how local inspections fit into the construction calendar so you can plan travel, movers, and rate locks.
Utilities and infrastructure
Some neighborhoods connect to County systems. Others have developer‑managed utilities. Verify who provides water, sewer, and roads, along with any impact or connection fees. Get service start dates and fee schedules in writing.
Schools and resale context
School assignments and neighborhood amenities often influence long‑term resale value in Mount Pleasant. If you are relocating for work, map commute routes and note amenity buildout timelines in your short list. A clear view of day‑to‑day living supports both lifestyle fit and future value.
Your step‑by‑step timeline
Choose lot or inventory
- Inventory homes already built: typical closing in 30 to 60 days, subject to lender and HOA needs.
- Spec homes underway: often 45 to 90 days, depending on remaining work.
- Build‑to‑order homes: plan for about 6 to 12 months from contract to closing. Weather, permits, material lead times, and labor can change that.
Confirm a target completion date plus a reasonable buffer for delays. Ask how your builder communicates schedule changes and which milestones are tied to payments.
Contract and deposit
Builders usually use their own sales contract, not a standard resale agreement. Expect clauses on deposits, completion dates, force majeure, change orders, and dispute resolution. You will also see lot premiums or allowances for finishes. Clarify what is refundable, how funds apply at closing, and what happens if delays push past your rate lock.
Design selections
If you are not buying an inventory home, you will visit the design center. You will receive allowances for items such as flooring, counters, and appliances. Choose on time and document every selection. Missing cutoffs can trigger default selections or later upgrades at a higher cost.
Build phase checkpoints
Plan independent inspections at key stages. A pre‑drywall inspection reviews framing, plumbing, electrical, and HVAC before walls close. A final inspection prior to closing confirms systems and finish quality. Keep a running list of items so your builder can address them efficiently.
Closing and move‑in
Before closing, the town or county issues the Certificate of Occupancy after the final inspection. Schedule your final walk‑through once the CO is in hand. After closing, set a reminder for an 11‑month inspection to capture warranty items before coverage expires.
Contracts you will see
Key clauses to review
- Contract form: builder‑drafted agreements often favor the seller and may include arbitration and limited remedies.
- Deposits: staged or larger than typical resale deals, with terms on refundability.
- Allowances and change orders: costs above allowance are billed separately and can impact timelines.
- Completion and delays: review target dates, approved delay causes, and any remedies for significant slippage.
- Warranty terms: understand exactly what is covered and for how long.
Consider having a real estate attorney review the contract before you sign. A careful read upfront protects you later.
Representation that protects you
The builder’s sales representative works for the builder. A buyer’s agent looks out for you, reviewing contract language, negotiating upgrades, coordinating inspections, and advising on pricing and resale factors. Commission is often paid by the builder to the listing brokerage and shared with your agent. Confirm how representation is documented.
Financing new construction
Standard vs construction loans
- Inventory or near‑complete homes: a standard mortgage works much like a resale.
- Ground‑up or custom builds: a construction‑to‑permanent loan is common. You pay interest‑only during construction draws and convert to a regular mortgage at completion. Clarify fees, draw schedules, and rate terms.
Builder lender incentives
Builders sometimes offer credits or price adjustments if you use their preferred lender. Compare the incentive against the total loan cost and rate from other lenders. Ask for written fee sheets and insist on a side‑by‑side comparison.
Appraisals and upgrades
Appraisers rely on nearby comparable sales. Your total package price, including upgrades, must align with the market. If you are adding high‑end finishes, gauge whether the area supports the upgraded value.
HOA rules and fees
Governance and dues
Most new communities have HOAs with covenants, design guidelines, and monthly dues. Review declarations, architectural rules, and rental policies. Understand who controls the HOA at the start and when the board will transition from the developer.
Amenities and timelines
If amenities such as a pool or clubhouse are planned, confirm construction timelines and any special assessments tied to those features. Get the dues schedule in writing, including planned increases.
Inspections that matter
City vs independent
Town and County inspectors check for code compliance and safety. Their role is not a substitute for a full buyer‑hired inspection. Independent inspectors look for quality and finish issues that can affect how your home lives.
Recommended inspections
- Pre‑drywall inspection before insulation and wallboard
- Final inspection prior to closing or at CO
- 11‑month inspection near the end of the workmanship warranty
- Specialty checks if needed, such as termite or sewer
Document findings in writing with photos. Share lists early so the builder can schedule trades to correct items.
Design center decisions
Allowances and upcharges
Understand your allowances for flooring, counters, tile, and appliances. If you exceed an allowance, the difference becomes a change order. Ask about lead times for custom choices, who inspects deliveries, and how damage or defects are handled.
Deadlines and documentation
Selection deadlines tie directly to the build schedule. Missing a tile or cabinet cutoff can delay completion. Keep a binder of signed selections with model numbers, colors, and prices. Confirm what is included in the base price, such as landscaping, irrigation, driveway finish, fencing, and window treatments.
Warranties and service
Typical coverage
Most builders offer a layered warranty that follows industry norms: about 1 year for workmanship items, 2 years for major systems such as HVAC, plumbing, and electrical rough‑ins, and up to 10 years for limited structural coverage. Review the exact language in your contract for what is included and any exclusions.
Claims and records
Builders usually have a formal service request process. Submit items in writing and keep a log with dates and photos. Register manufacturer warranties for appliances and systems after closing so coverage is active.
Common pitfalls to avoid
- Relying only on the builder’s rep for advice. Hire a buyer’s agent and consider an attorney for contract review.
- Skipping independent inspections because the home is new. Pre‑drywall, final, and 11‑month checks catch issues early.
- Misreading allowances and change‑order pricing. Confirm costs and deadlines before you select upgrades.
- Choosing a preferred lender without comparing terms. Weigh incentives against long‑term loan costs.
- Overlooking lot specifics such as drainage, orientation, and easements. These details affect maintenance and resale.
- Assuming items are included. Get a written list for landscaping, driveways, irrigation, fencing, and window coverings.
Ready to buy in Mount Pleasant
If you want a seamless new‑build experience in Mount Pleasant, start with clear local due diligence, a strong contract review, and staged inspections. With the right guidance, you can secure the lot you love, keep your timeline on track, and move into a home that fits both your lifestyle and long‑term goals. For curated neighborhood insights, private previews of inventory, and end‑to‑end buyer representation, connect with Key Avenue Group.
FAQs
What is the typical new‑build timeline in Mount Pleasant?
- Inventory homes can close in 30 to 60 days, spec homes in about 45 to 90 days, and build‑to‑order single‑family homes commonly take 6 to 12 months.
Do I need a buyer’s agent for new construction?
- Yes. The builder’s rep represents the builder. A buyer’s agent advocates for you on pricing, contracts, inspections, and resale considerations.
Are independent inspections necessary on a new home?
- Yes. Schedule pre‑drywall, final, and 11‑month inspections to catch issues early and document warranty claims.
How do builder contracts differ from resale contracts?
- Builder contracts are customized by the seller, often include larger deposits, change‑order rules, delay clauses, and may require arbitration with limited remedies.
Should I use the builder’s preferred lender?
- Only if it is the best total deal. Compare the incentive to rates and fees from other lenders and choose the option with the lowest overall cost.
What warranties should I expect after closing?
- Many builders follow a 1‑2‑10 structure: about 1 year for workmanship, 2 years for major systems, and up to 10 years for limited structural coverage. Confirm exact terms in writing.
