Thinking about buying new construction in Pickens? You are not alone. New homes offer modern layouts, energy efficiency, and the chance to personalize finishes. Still, the process has a lot of moving parts, from lot due diligence to permits, inspections, and attorney closings in South Carolina. This guide walks you through each step so you can move from idea to keys with confidence. Let’s dive in.
Start with the land
Before you fall in love with a floor plan, make sure the lot works for your goals. In the Pickens area, confirm whether the property sits inside the City of Pickens or in unincorporated Pickens County. Jurisdiction affects zoning, permitting, inspections, and utility providers. Ask your agent and the builder to verify this early.
Check water and sewer availability. Many rural parcels in Pickens County use septic systems and sometimes well water. If sewer is not available, confirm septic feasibility and permitting requirements. Ask for estimated tap or connection fees where applicable and whether utility extensions are needed.
Study the site itself. Walk the lot to review sun exposure, views, slopes, drainage, and any visible erosion. Pickens includes foothill terrain, so steep slopes or retaining walls can add cost. Review setbacks, easements, and nearby utility corridors. For risk awareness, review FEMA flood maps with your agent and verify any local watershed or stormwater rules that apply.
If the neighborhood has an HOA, request the governing documents, fee schedule, and design guidelines up front. Understand architectural review requirements and what the HOA maintains versus what you must handle.
Choose your builder and plan
Decide how you want to build. Options typically include custom, semi-custom, build-to-order from a community plan, or a move-in-ready spec home. Custom gives the most control but can take longer and cost more. Community plans and spec homes often deliver faster.
Get clear on pricing. Builders commonly advertise a base price, then offer an itemized options list for upgrades. Request a complete list of standard features and a detailed pricing sheet for all options and allowances. Ask what is excluded, such as landscaping, fencing, or window treatments.
Review energy, comfort, and material specs. Clarify insulation R-values, HVAC type and efficiency, window brands, cabinet construction, and appliance packages. A written finishes schedule helps prevent surprises.
Get the contract and financing right
Your builder contract should spell out the price, deposit schedule, included features, upgrade selections, change-order process, and estimated completion timeline. It should also explain warranty terms, closing details, and how disputes are resolved. Ask your agent to review it and flag one-sided terms, vague timelines, or unclear refund rules.
Expect that price reductions can be limited in hot communities. Often you can negotiate upgrades, closing cost help, or timing instead. Confirm where deposits are held and when they are refundable.
Choose financing that fits your build. If you are purchasing a completed home, a standard mortgage after the Certificate of Occupancy is common. If you are building from scratch, talk to lenders about construction or construction-to-permanent loans with progress draws and inspection milestones. VA and FHA have programs for new construction and one-time close loans, subject to lender and appraisal requirements. Builders may offer incentives if you use a preferred lender, but you are free to compare rates, fees, and service.
Permits, inspections, and milestones
The builder typically pulls building permits and schedules required city or county inspections. Common inspection points include footings and foundation, under-slab work, framing and roof, mechanical/electrical/plumbing rough-ins, insulation, and final inspection for Certificate of Occupancy.
Hire your own independent inspector. Municipal inspections check code compliance at key stages, but a private pre-drywall inspection and a final inspection can catch workmanship issues and confirm quality. Ask your builder to allow your inspector access at reasonable times.
Attend progress walkthroughs. Most builders offer a pre-drywall walkthrough to confirm structural elements and rough-ins, then a final walkthrough a few days before closing to build your punch list.
Walkthroughs and punch lists
Use the final walkthrough to document every item that needs attention. Test appliances, run water, check HVAC operation, confirm trim and paint quality, and verify that finishes match your selections. Walk the exterior to confirm grading directs water away from the foundation.
Put the punch list in writing and agree on a timeline for completion. Some items may finish after closing, so be clear on who does what and by when. Keep dated photos of issues and resolutions.
Closing in South Carolina
In South Carolina, real estate closings are typically handled by attorneys. The closing attorney prepares documents, manages funds, and records the deed and mortgage. If the builder prefers a specific attorney, you can still hire your own counsel to protect your interests.
Order a title search and buy title insurance. Both lender’s and owner’s policies are recommended to protect against unknown liens or title defects. Before closing, review your Closing Disclosure or HUD statement closely to confirm the sale price, credits for upgrades, prorations, and any agreed holdbacks.
Confirm the Certificate of Occupancy or final approval has been issued if your contract requires it before funding or move-in. Your attorney will arrange recording after closing.
Warranties and post-closing
Most new-home warranties follow a common structure: about one year for workmanship and materials, two to three years for major systems, and up to ten years for structural coverage. Ask for the full written warranty and the claim process, including response times and contact information.
Collect and register manufacturer warranties for appliances, windows, and equipment. Keep your permits, inspection approvals, and maintenance records. If a septic system is present, make sure you have the septic permit and required inspection sign-offs.
Verify the builder is properly licensed for the work. You can check South Carolina contractor licensing through the state’s licensing authority. Good documentation now helps with any future warranty claim and when you resell.
Where your buyer’s agent helps
- Contract review and negotiation: Your agent can spot one-sided terms, clarify deposit rules, and negotiate upgrades or credits.
- Plan and options guidance: Get help understanding base features versus add-ons and how choices affect budget and timeline.
- Market perspective: Compare new builds to nearby resales in Pickens County to evaluate value and long-term resale potential.
- Inspection coordination: Schedule independent inspections and attend walkthroughs to build a complete punch list.
- Financing and closing: Coordinate with your lender and closing attorney, verify your closing figures, and keep all parties on schedule.
- HOA and documents: Review CC&Rs, budgets, and rules so you know the true costs and restrictions.
- Risk mitigation: If site or contract risks appear, your agent can recommend extra inspections or independent legal counsel.
Printable checklist
Use this checklist as a working guide. Customize it to your community and contract.
Before signing any contract
- Confirm if the lot is inside City of Pickens or in Pickens County jurisdiction.
- Verify utility availability and estimated tap or connection fees.
- Review HOA documents and fee schedules, if applicable.
- Request a recent boundary or topographic survey and check setbacks and easements.
- Ask for the standard features list and itemized options with pricing.
- Confirm builder licensing and insurance.
- Get a preliminary timeline and estimated completion date.
At contract signing
- Obtain a fully executed purchase agreement and all addenda.
- Record deposit amounts, where funds are held, and refund rules.
- Note selection deadlines and design center appointments.
- Identify the closing attorney and collect contact information.
- Request a written warranty summary and claim procedure.
During construction
- Schedule and attend: site walk after clearing, foundation check if offered, pre-drywall walkthrough with your inspector, MEP rough inspection if separate, and the final walkthrough.
- Keep a photo log of progress and concerns.
- Put all change orders in writing with itemized costs.
- Verify required permits are posted and municipal inspections are passed.
Before closing
- Confirm final inspection and Certificate of Occupancy or local approval per contract.
- Collect manuals, warranty papers, and installation certificates.
- Order a final independent home inspection and termite/WDI inspection if desired.
- Review your Closing Disclosure or HUD statement line by line.
- Confirm any builder invoices or holdbacks are documented.
After closing (first year)
- Complete punch list items within the agreed time frame.
- Register manufacturer warranties.
- Track warranty windows: one-year, two-year, and structural coverage.
- Keep maintenance records and permit documentation for future resale.
Common pitfalls to avoid
- Vague timelines, deposit rules, or warranty language in the contract.
- Unclear escrow arrangements for upgrade deposits.
- Being required to use only the builder’s attorney without an option for your own representation.
- No written list of standard features or missing itemized pricing for options.
- Gaps in permitting or missing final inspections before occupancy when required.
Final thoughts
Buying new construction in Pickens can be smooth and rewarding when you follow a clear plan. Start with the right lot, demand detailed documentation, hire independent inspections, and work with an experienced buyer’s agent and closing attorney. With the right team and a step-by-step process, you can protect your budget and move in with confidence.
If you are ready to explore new construction in Pickens or want a second set of eyes on your contract, reach out to Rhonda Stevens. You will get local guidance, steady communication, and support from the first lot walk to the closing table.
FAQs
What changes when building inside the City of Pickens vs. unincorporated Pickens County?
- Jurisdiction affects zoning, permitting, inspections, and utilities, so confirm which authority governs your lot early and follow that process.
Do I still need a home inspection on a brand-new house?
- Yes, independent pre-drywall and final inspections help catch workmanship issues that municipal code inspections may not address.
What is a Certificate of Occupancy in South Carolina?
- It is the jurisdiction’s final approval that the home meets code and is ready for occupancy, and many contracts require it before closing or move-in.
Can I use my own lender and attorney on a new build?
- Usually yes, builders may offer incentives with preferred partners, but you can compare lenders and hire your own closing attorney to protect your interests.
How are new-home warranties typically structured?
- Many builders provide about one year for workmanship, two to three years for major systems, and up to ten years for structural coverage, plus manufacturer warranties.
What should I review in HOA documents for a new subdivision?
- Check fees, budgets, maintenance responsibilities, architectural review rules, and any use restrictions that affect your plans and long-term costs.
