are answers to some of the most common questions we receive
Are your homes already built?
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 and requirements.
Where do you build?
We build in many parts of the Poconos, from Carbon County up to Pike County.
How long does it take to build a house?
From groundbreaking it takes about 6 months on average. 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 our standards and your needs.
Do the listed prices include land, or do we have
to own land already?
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.
What is a "Homes/Land" package?
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 finanace the construction if you
If I already own land, will that count toward
my downpayment if I am financing through a lender?
Yes. The value of the land can be considered toward your down payment
if you are financing with a construction loan.
If I already own land, how do I know it is buildable?
Contact our office and we can discuss what requirements need to be met
in order for a lot to be built upon.
If I don't already own a lot, how much can I
expect to spend on a lot?
Lot prices vary based upon size and location. You will have lots to choose
from in the $10,000 to $30,000 range on average. This is only an estimated
range for a typical 1/4 acre, 1/2 acre, or 1 acre lot. View lots or lake
front lots are usually significanltly higher and are not available in
all the areas we build.
How do we know what land is available?
After receiving our home package (yellow booklet with prices, floor plans,
and building specifications) and after 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, price, level of amenities in the area, etc.
Does your company own the land?
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 local real estate agents. We do it this way because we also want
you to have as much choice as possible when it comes to choosing a location.
Therefore, we have a "hot-list" of buildable lots that are available
in the areas we build and we work with you to get the best lot at the
are your model homes?
Our model homes are located near our Jim Thorpe/Albrightsville area office
and are shown by appointment.
How do you go about financing a new home?
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.
Do you have lenders who offer Construction Loans?
Yes. We are an approved builder with nearly twenty lenders, including
well known national banks, as well as local banks.
Can I use my own bank for financing?
Yes, if your lender offers Construction financing, which differs from
a conventional mortgage we would be happy to work with them.
What is the difference between a mortgage loan and construction loan?
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.
What are the qualifications for a construction
Any of our lenders can provide detail on loan qualifications. Good credit,
usually a FICO score of 700 or higher is required,
in addition to a good work history, and the
ability to repay. You must be able to show documented
income. Lenders are not offering "Stated-Income" or "Low-Doc"
loans any longer.
Are there programs for first-time home buyers?
Yes. Some of the lenders we work with offer federal loan programs with
great incentives and federal tax credits for primary home buyerss. Restrictions
apply. Check out our Financing Your Dream
Page for more information.
Are there tax benefits to owning a second home?
Yes! Consult your tax advisor for details.
Should I get pre-qualified before shopping for
a new home?
If your credit score is below 700 or you own more than 4 rental properties
or you have declared bankruptcy in the last four years, you should seriously
consider getting 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.
If I feel I am qualified, what do I do next?
The first step in completing the information
request form. We will send you our information package, which will
include our floor plans, prices, building specifications and our No-Hidden-Cost
Policy. 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) and speak with our showing agent about any questions
you may have. If you like what you see we can arrange for you to see land
and/or help arrange financing, if needed. We will also explain the building
process and timeline.
We walk you through each phase and NEVER pressure you to sign anything
or buy anything! Our policiy is No Gimmicks, No Pressure, No Hidden Costs...
We are open 6 days/week and are available to answer any of your questions.
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