Expect everything to cost much more if you can get it. Many things are in short supply right now and it is not the builder's fault. Those are part of the reason the builder has suspended operations on the other lots.

My mind jumped to two things:

1 Don't change anything during the build unless you absolutely have to do so. $$$ On this note, the rooms will appear smaller than they really are when you only have 2x4 framing.

2. "A picture is worth a thousand words" couldn't be more true if there are specific things you want done a certain way. I had magazine picutures of how we wanted something to look and I would pin the photo to the wall where the work was being done so the one doing the job would actually see it. This idea paid off every time.

I liked the suggestions from HomeChef, especially the one about being able to eventually add a whole house generator. Could you actually have them install one with the build? Also, if possible have the panal box be bigger than needed.... can add more breakers as time goes on. (per This Old House)

Good luck on your build! This looks like a really nice house.

Kate

Thank you to all those who commented! We really appreciate your advice and the wisdom you've shared with us.

Congratulations! Looks like a beautiful house in a great area! We are in the process of a build and here is what I have learned so far:

- You will most likely second guess everything you have chosen until you see if all come together- it really will be fine but it's incredibly stressful

- Tile work is expensive! It seems every bit of tile work we wanted done other than a standard 6x6 had an additional cost related to it. Once I understood that I was able to make better decisions on which layouts were important to me and which I could live without

- There will most likely be no negotiating extra options/upgrades. It really is a tough time to be building. Be patient with everyone

- Take pictures of every selection you make, including the stock numbers of them. Will come in handy when you need to verify

- If you aren't sure of a selection leave it open. We spent way too much money on change orders because we thought we had to chose everything in our initial meeting. If I had just left a few things open I could have taken more time to make better choices. Selections are overwhelming!

- Be ready to spend $$$ on electrical upgrades. It's not glamorous but necessary. We walked the house with our electrician for about 6 hours. We added about an extra 9k to our build, 2k was an additional electrical panel needed for our induction stovetop, the rest was extra outlets, switched plugs, recessed lighting, speaker wiring, etc. Take time in this area

- Mistakes will happen. I love the idea of pictures taped to the wall. We had a pantry issue, I found a fix, the PM printed off the picture and the trim carpenter copied it exactly.

- Talk to the subs if you can. Our tiler and trim workers had my number and called with any questions and to confirm what I wanted. Open communication works best.

- Be patient! Building is stressful. But worth it. Good luck!

You have received good advice for the above.

Two items that stuck out to me were:

1. "Builder concessions: $5,000 to closing costs with their lender (confirmed no hidden fees or mark-up on the rate)."

I would still be wary and shop for rates, requirements and terms. Look at the overall cost of the mortgage. $5,000 towards closing costs might be a good deal but not if you are stuck with a rate, term or other requirements that will haunt you for years. Rates, terms and requirements can vary from lender to lender. For example, the National Flood Insurance Act requires lenders to require a minimum amount of flood insurance coverage for homes in designated federal flood zones. This is usually obtained through the National Flood Insurance Program (NFIP). However the lender can require the homeowner to carry flood insurance in excess of the limits available through the NFIP which may require you to seek coverage from a private insurance company. Every lender has different limits and since flood insurance is expensive every additional dollar of coverage is an additional annual expense.

Does the lender have a prepayment penalty i.e. if you refinance with another lender or payoff your mortgage early will you have to pay a penalty?

Some state have limits on the above items, some do not.

A good Buyer Agent should be advising you of these potential issues and a plethora of others.

2. Is the Seller compensating the Buyer Agent? If you signed a Buyer Agent agreement, what does it say about their compensation. Some builders have a stipulation that they will not pay Buyer Agent fees.

I hope you live near your build so that you can see what's going on during construction. I always suggest that you take photos of the walls before insulation and drywall are installed. It might help you later on if you decide to upgrade or add on or just discover that you need a few extra outlets.. That way you'll know the location of plumbing stacks, HVAC vents, electrical wiring,

Two bits of advice: go visit the house more than once a week and don't ask for any concessions on upgrades.

It might be fine to visit once a week when things are slow in the process, but there will be times where big changes happen daily. You want to watch carefully.

Don't expect to negotiate on anything in the current real estate market. Your builder doesn't need you as much as you need him right now. There have been tales of builders withdrawing from contracts because they can find another buyer and sell for more.

Such great advice given to you!!!

We are also very familiar with Charleston and Mount Pleasant. Have a daughter and son-in-law living in Park West, Mt. Pleasant. And we have been vacationing in Wild Dunes for many years. My parents have owned property there, as well.

I feel like you are getting a decent deal with your house especially with the construction material rises, the square footage of your new home, and the fact that your lot is surrounded and protecting by woods and wetlands. Just a couple of observations to point out.

All areas of the country, all subs, builders, etc. are not equal. Upgrades sometimes carry a premium when they are actually overpriced where the builder gets a cut. Talk to your subs before work begins and get everything in writing from your builder!!! We text and email a lot with our builder. These have become useful for us both when work was not done to specification.

Threw in the garage door openers (n=2) which is normally a $1,000 option

That's sounds bit high. Our Hormann are suppose to be among the very best garage door openers. Very quiet and run smoothly. Two at $241.46 each - Total $482.92. These included exterior garage door keypads.

Tile work is expensive! It seems every bit of tile work we wanted done other than a standard 6x6 had an additional cost related to it. Once I understood that I was able to make better decisions on which layouts were important to me and which I could live without

I guess this can go with any building process, depending on the area, but our tile work was bid on, and under contract, before any tile selections were even made! No extra cost for different sizes or patterns.

- Be ready to spend $$$ on electrical upgrades. It's not glamorous but necessary. We walked the house with our electrician for about 6 hours. We added about an extra 9k to our build, 2k was an additional electrical panel needed for our induction stovetop, the rest was extra outlets, switched plugs, recessed lighting, speaker wiring, etc. Take time in this area

So true!!! There will be all kinds of upgrade surprises. And most allowances are never enough!!!