Thinking about building a new home in Longs but not sure where to start? You are not alone. New construction comes with lots of decisions, from picking the right community to understanding builder contracts, inspections, and warranties. This guide gives you a clear, step-by-step path tailored to Longs and Horry County so you can move forward with confidence. Let’s dive in.
Why build in Longs
Longs sits in unincorporated Horry County, part of the Grand Strand. Most planning, permits, and inspections for new homes here are handled at the county level. New subdivisions and master-planned communities are common, and many include amenities and homeowners associations.
Flood risk matters across Horry County. Even inland lots can be in FEMA-designated flood zones. Before you commit to a lot, check the FEMA Flood Insurance Rate Maps and confirm the finished floor elevation with the builder.
Step 1: Clarify goals and budget
Start with how you plan to live in the home and your budget range. Decide on must-haves like bedroom count, garage size, storage, and whether you need a single-level or multigenerational layout. This helps you focus on the right communities and floorplans.
Get pre-approved early. If you are exploring construction financing, review basics using the Consumer Financial Protection Bureau’s guidance on mortgage shopping. Builders often want a strong pre-approval before accepting a contract.
Financing options to consider
- Construction-to-permanent loan that converts to a standard mortgage after the home is built.
- Standalone construction loan followed by a second closing for the permanent mortgage.
- Conventional mortgage for inventory or spec homes that are already built.
- VA or FHA construction programs if the builder accepts them.
You can learn key mortgage steps in the CFPB’s Owning a Home guide for a helpful overview.
Step 2: Choose the right community
Look at day-to-day convenience first. Consider your routes to US 17, SC 9, or US 501, access to shopping and healthcare, and the general character of the neighborhood. Ask where the community is in its buildout and what amenities are complete versus planned.
If there is an HOA, request the full set of documents before you sign a contract. Review the covenants, bylaws, current assessments, and any plans for future amenities that could affect dues.
Documents to request
- Recorded CC&Rs and HOA bylaws
- Current HOA budget and assessment schedule
- Amenity plan and estimated completion timeline
Step 3: Pick the lot with care
Every lot is different. In Horry County, pay close attention to drainage, soil type, and any easements that affect the build area. Confirm septic versus municipal sewer availability, and review recorded setbacks to make sure your preferred plan fits the build envelope.
For flood risk, verify the lot’s flood zone status on FEMA’s Flood Map Service Center and ask for the planned finished floor elevation. Review the recorded plat and any topographic information the builder can provide.
Lot factors to evaluate
- Flood zone, drainage patterns, and grading plan
- Septic suitability or sewer connection
- Easements for utilities or drainage and any build limits
- Orientation for natural light and energy use
- Tree removal needs and potential retaining walls
Step 4: Select the floorplan and features
Match the plan to your lifestyle. Think about the number of bedrooms and bathrooms, ceiling heights, flex rooms, and storage. Note where utilities and windows will be placed. Ask the builder for a clear list of what is standard versus upgrade so you can compare apples to apples.
Energy efficiency and maintenance matter long term. Ask about HVAC efficiency, insulation type, and exterior materials. Clarify lead times for upgrades that could affect the schedule.
Step 5: Protect yourself in the contract
Builders often use their own contracts. Review the price breakdown, timelines, and warranty language before you sign. If something is important, get it in writing with exact model numbers and finish names.
In South Carolina, you can verify a builder’s licensing status and learn how complaints are handled through the South Carolina Residential Builders Commission. Consider having an experienced buyer’s agent and, if needed, an attorney review the contract.
Key items to review closely
- Base price, lot premium, and itemized upgrades
- Allowances and how overages are priced
- Change-order process, cut-off dates, and schedule impact
- Estimated completion timeline and delay provisions
- Inspection, appraisal, and loan contingencies
- Warranty scope, term lengths, and claim process
- Closing requirements, including certificate of occupancy
Step 6: Nail down financing and timeline
Confirm the loan type, draw schedule, and inspection points required by your lender. Many lenders fund construction in stages tied to milestones such as foundation, framing, and drywall. Builders may require escrow deposits as construction progresses, so understand when funds are due and if they are refundable.
Review the CFPB’s mortgage shopping guidance to understand rates, closing costs, and how construction loans convert to permanent financing. Clarify whether a certificate of occupancy must be issued before you close or take possession.
Step 7: Track construction and inspections
Most new single-family homes move through predictable phases: permitting, site prep, foundation, framing and roof, mechanical rough-ins, insulation and drywall, finishes, systems testing, landscaping, and final inspections. Timelines vary, but a common range is several months. Many builds finish in roughly 4 to 9 months, depending on permits, selections, weather, and builder workload.
Horry County performs code inspections at critical stages. In addition to county inspections, many buyers hire an independent inspector for an unbiased review.
Recommended checkpoints
- Pre-pour or footing inspection if you choose
- Pre-drywall inspection to review framing and rough-ins
- Insulation inspection for correct type and installation
- Final inspection and walkthrough before closing
Step 8: Walkthrough, punch list, and closing
Plan a thorough final walkthrough just before closing. Bring your contract and options list and confirm every upgrade and finish. Test mechanical systems, appliances, plumbing fixtures, outlets, and windows.
Create a punch list with photos, dates, and clear descriptions. Ask for written timelines and a named contact for follow-up. Before closing, confirm all invoices for options and change orders, the certificate of occupancy if required, final municipal sign-offs, title work, and HOA details including dues and any initiation fees.
Walkthrough checklist highlights
- Verify all upgrades and model numbers
- Test HVAC, water heater, appliances, lights, and outlets
- Check doors, windows, trim, flooring, caulking, and paint
- Review exterior grading, downspouts, driveway, and landscaping
Step 9: Know your warranty and service plan
Most new homes include a builder warranty. It often covers general workmanship for one year and may provide longer coverage for structural components. Manufacturer warranties cover items like HVAC, roofing, windows, and appliances. Request the full warranty document before closing so you know how to file claims and what timelines apply.
If a service issue arises, document it in writing with photos and dates. If you cannot resolve it directly, the South Carolina Residential Builders Commission outlines complaint options. You can also consult local building officials for code-related concerns.
Resale and long-term value
In Horry County, proximity to amenities and community rules can affect future resale. If you plan to rent the property, review HOA rental policies before you buy. Homes with energy-efficient systems and modern layouts often have broader market appeal.
How Larisa supports your new build
New construction is smoother when you have a local advocate. With neighborhood insight across the Grand Strand, buyer representation can help you compare communities, review HOA and lot documents, interpret contracts and warranties, coordinate inspections, and negotiate upgrades or credits.
If you want a hands-on partner from lot selection to closing, connect with Larisa Esmat for a friendly, professional plan tailored to your goals.
Helpful resources
- Check your lot’s flood zone on the FEMA Flood Map Service Center.
- Verify builder licensing with the South Carolina Residential Builders Commission.
- Learn mortgage basics in the CFPB’s Owning a Home guide.
FAQs
How long does new construction in Longs usually take?
- A typical single-family build often takes several months, commonly about 4 to 9 months, depending on permits, selections, weather, and builder workload.
Do I need a buyer’s agent when buying from a builder in Horry County?
- Yes. A buyer’s agent helps review the contract, compare HOA and lot documents, coordinate inspections, and negotiate upgrades or credits, while clarifying how they are paid.
What should I review before signing a builder contract in Longs?
- Confirm the price breakdown, lot details, HOA documents, change-order rules, completion timeline, contingencies, and full warranty terms, and consider professional review.
Are independent inspections useful if the county inspects the home?
- County inspections focus on code compliance, while an independent inspector provides an unbiased review of workmanship and can flag issues for the builder to address.
How do HOAs in new communities affect my purchase?
- HOAs can regulate exterior standards, fences, landscaping, and rental policies and collect dues or fees for amenities; review all recorded documents before you commit.
What if the builder is late or slow to handle warranty items?
- Start with written requests and timelines, then escalate through the builder’s warranty process and, if needed, consult the South Carolina Residential Builders Commission for complaint options.
