Frequently Asked Questions

No. All homes are built to order and customized to meet your specific needs. That doesn't mean they cost more, it just means you get the house you want it - the way you want it. It's important that the house meets your family's needs, size and budget requirements. 

We build in all parts of the Poconos, from Carbon County up to Pike County.  Pricing shown is for Carbon and Monroe Counties.  Other counties... add 10% simply because it costs us more to build in different areas.

Why are prices less in Carbon County and western Monroe County?
Our cost of construction is less in these areas, so we can sell for less and still maintain our margins.  The logistics of building here is simply less costly.  As a general rule, the farther east and north you go, the more expensive real estate and construction costs get.

Plans and permits take 8-10 weeks and build times range from 8 to 12 months.   Besides the supply-chain issues every industry is experiencing, quality can not be rushed and there are very strict codes and dozens of inspections that are required during the construction of a home to make sure that the house is not only built soundly, but that it is safe and is being completed to the required building code, our strict standards and your needs.

No. The prices listed don't include land because some people already own land and land prices vary depending upon size and location. If you don't own a lot, as part of the process we work with you to choose a lot that is in an area that you like and meets your needs, expectations, and budget.

If you don't already own land and wish to buy both a building lot and a home and are financing the combined purchase, we refer to it as a "home/land package." Basically there are two parts of the process;

1) Choosing a home

2) Choosing a lot

If you already own land you can just finance the construction if you choose.

Yes. The value of the land can be considered toward your down payment if you are financing with a construction loan.

Contact our office and we can discuss what requirements need to be met in order for a lot to be built upon. Not all land in Pennsylvania is buildable. We can help determine if your property is buildable.

Lot prices vary greatly based upon size and location.  Lots are available from about $15,000 and up. View lots, game-lands lots and lake front lots are significantly higher. 

After receiving our catalog of homes and seeing our model homes, we have one of our agents work with you to choose a lot that meets your needs in terms of location, size and price. 

Since our building area is so vast, we do not own most of the land that we build upon, but we do help customers acquire the lot of their choice with our in-house and local real estate agents. We do it this way because we want you to have as much choice as possible when it comes to choosing the perfect home location.   Unlike most builders, your not stuck choosing just from the lots we offer.  We make everything on the open market available to you.

Our model homes are located near our Jim Thorpe/Albrightsville area office and are shown by appointment.  They are vacation homes of past customers and/or homes under construction.  You get to see the real deal, not some staged model home that's loaded with "upgrades" that aren't included.

There are several ways of financing a new home. One way is with an equity loan on an existing property. The most popular way, however, is with what is called a Construction Loan. 

If it's a primary home or a second home, you will pursue a standard construction loan.  You can rent your second home, but the bank doesn't need and probably doesn't want to know that.  If it's strictly for rental and/or you plan to finance it in a corporate name or through an LLC, it would be a commercial loan.  

The most cost-effective way to finance a second home is in your personal name(s), as a primary or second home.  And you probably don 't want to mention any future plans regarding short-term rentals or the lender may suggest you take a commercial loan, which has much higher rates.

Yes. We are an approved builder with many lenders, including well known local and national banks. They can explain their rates and terms.

Yes, if your lender offers Construction financing, which differs from a conventional mortgage we would be happy to work with them. 

Simply stated, a mortgage loan finances a product - an existing home. A construction loan finances a project, the building of a home. At the end of construction it converts to a traditional mortgage. Keep in mind that most mortgage lenders do not finance construction, so be sure to ask for a construction loan or construction-to-perm (permanent) loan. 

Any of our lenders can provide detail on loan qualifications. Good credit, usually a FICO score of 650 or higher is required, in addition to a good work history, and the ability to repay. You must be able to show documented income and have a debt-to-income ration of about 40%.or less

Yes. Some of the lenders we work with offer federal loan programs with great incentives and federal tax credits for primary home buyers. Check out our Financing Your Dream Page for more information.

Yes! Consult your tax advisor for details.

If your credit score is below 700 or you own more than 4 rental properties or you have declared bankruptcy, you should get pre-qualified or at least speak to one of our lending agents prior to investing too much time in shopping for a new construction home.

The first step in completing the information request form. We will send you our catalog of homes. If you like what you see, simply give us a call or send us an e-mail to set up an appointment to see our model homes. We have a number of styles and sizes to see. You can speak with our showing agent about any questions you may have. They will explain the entire building process.