Brentwood New Construction: From Lot to Keys

Thinking about building a new home in Brentwood’s 37027? You want the right lot, a trusted builder, and a clear path from first offer to final keys. The process can feel complex, especially if you are relocating or planning a custom build. This guide breaks down what to check before you buy, how to choose a builder, what permits and inspections to expect, how financing works, and where a skilled buyer’s agent protects your interests. Let’s dive in.

Choose the right Brentwood lot

Zoning, setbacks, and HOA rules

Before you fall in love with a property, confirm what you can build. Check zoning, buildable area, and setback requirements with the City of Brentwood or Williamson County, depending on where the lot sits. If there is an HOA, review covenants and architectural guidelines for design standards, materials, fencing, and landscaping. ARC approvals can add time, so plan for that in your timeline.

Utilities and service availability

Verify who provides water, sewer, electric, gas, and internet. Confirm connection points and tap fees. If sewer is not available, you will need septic feasibility through the county health department. Get written utility availability early, since utility delays can stall your build.

Topography, soils, and drainage

Order a boundary survey and preliminary site plan. Assess slope and the need for grading or retaining walls, which can add major cost on hillside or ridge lots. Commission a geotechnical report to guide foundation design and, if needed, septic planning. Clarify stormwater requirements and any land-disturbance permits for clearing and grading.

Flood risk and environmental factors

Review FEMA flood maps and local floodplain data. Even outside mapped flood zones, ask about localized ponding or drainage patterns. If streams or wetlands are present, state or federal permits and no-build buffers may apply.

Easements, access, and title

Ask the title company to search for recorded easements that could limit where the home can sit. Confirm legal access, whether via public road, private road, or an access easement, and who pays for road maintenance. Ensure clear title and no liens that could block permitting or closing.

Orientation and future resale

Consider sun exposure, tree cover, and likely nearby development. Think about noise, traffic, and proximity to amenities. Choose a lot that supports the design you want and aligns with what future buyers will value.

Lot due diligence checklist

• Boundary survey and preliminary site plan.
• Zoning, setbacks, and any overlay or tree rules.
• HOA covenants and design guidelines.
• Utility availability letters and tap fee estimates.
• Geotechnical and septic feasibility reports if applicable.
• Title commitment and easement review.

Select the right builder and contract

Builder types explained

• Production: Faster schedules, standardized plans and options, usually lower base costs. Fewer design choices.
• Semi-custom: More plan flexibility and some customization.
• Custom: Tailored design and finishes, higher per-square-foot cost, and longer timelines. Ideal for unique or premium lots.

How to vet a builder

Verify the builder’s Tennessee license and insurance. Review completed homes and ask for recent buyer references. Discuss financial stability and how projects are funded. Ask about subcontractors, bonding, and the warranty process. Tour a recently finished home and request to see common punch-list items.

Contract structures you will see

• Fixed price: One set price for the full build. Clarify what is included and how allowances and changes are handled.
• Cost-plus or GMP: You pay actual costs plus a fee, sometimes with a guaranteed maximum price. Requires careful tracking.
• Design-build: One team for design and construction. Can streamline decisions, but you must trust the builder’s design process.

Key items to include:

• Detailed scope and specifications down to brands and model numbers where possible.
• Clear allowances for cabinets, counters, flooring, appliances, lighting, fixtures, and landscaping.
• A defined change order process with pricing and schedule impacts.
• Payment and draw schedule, including any retainage or escrow protections.
• Completion timeline and remedies for unreasonable delays.
• Written warranty terms for workmanship, systems, and structural coverage.
• Your right to hire independent inspectors at specific milestones.

Allowances and change orders

Allowances set placeholder budgets for selections. If you pick items above your allowance, you pay the difference. Ask for current vendor quotes to set realistic allowances. Require written approval of any overages before installation.

Deposits and buyer protections

Understand how deposits are held and applied to the purchase price. Where possible, use escrow and define refund conditions if the builder does not deliver. Use title insurance for the lot and keep a clear paper trail from reservations through closing.

Permits, inspections, and your build timeline

Typical phases and timing

• Pre-purchase due diligence: 2 to 6 weeks.
• Design and plan development: 4 to 12+ weeks.
• Plan review and permits: 2 to 8+ weeks.
• Site work and foundation: 2 to 6 weeks.
• Framing to dried-in: 2 to 6 weeks.
• Rough-ins and inspections: 2 to 4 weeks.
• Insulation, drywall, and interior finishes: 4 to 8 weeks.
• Cabinets, counters, flooring, finish work: 4 to 8 weeks.
• Final inspections, punch list, CO, and closing: 1 to 4 weeks. Overall, production builds often run 6 to 9 months, while custom homes commonly take 9 to 14+ months. Weather, labor, materials, HOA reviews, and permitting can extend timelines.

Local permits and required inspections

Expect formal plan review and permit issuance by the city or county building department. Typical inspections include footing and foundation, drainage, framing, rough plumbing, electrical, mechanical, insulation, and final building. Land-disturbance and stormwater controls are often required for grading and tree clearing.

Independent inspections to schedule

Third-party inspections give you leverage and catch issues early. Schedule:

• Pre-pour foundation inspection by an engineer or independent inspector.
• Framing and rough-in inspection for structure and system routing.
• Pre-drywall air sealing and insulation check.
• Final inspection and walkthrough, plus an 11 to 12 month warranty review.

Delays and remedies

Most contracts list weather and supply shortages as force majeure. Track communications and request written change orders for any shifts in scope, cost, or schedule. Seek reasonable schedule protections in your contract where possible.

Certificate of Occupancy and final acceptance

You will need a Certificate of Occupancy before moving in. Complete a detailed final walkthrough and punch list. Clarify who will fix each item and by when, and keep all warranty and inspection records organized.

Financing, appraisal, and closing

Loan options for new builds

• Construction-to-permanent: One close, then the loan converts to a standard mortgage after completion.
• Construction-only: Short-term loan that you later refinance to a permanent mortgage.
• Finished spec homes: Conventional financing is common, sometimes with builder incentives.

Lender requirements and appraisals

Lenders require signed plans, specs, and a contract to underwrite a construction loan. Draws are released after inspections confirm progress. Appraisals may occur before or during construction. If the appraisal comes in low, you may increase your down payment or renegotiate scope or price.

Lot financing and title

If you buy the lot first, you may need a separate lot loan and a clear title. If you buy a lot-and-build package, the contract must spell out how lot ownership transfers and how draws are handled during construction.

Costs to budget beyond the build price

Plan for development and impact fees, utility taps, tree removal or mitigation, erosion control bonds, HOA initiation, and any access road work. Include carry costs, such as interest on construction draws, through completion.

Common pitfalls to avoid in 37027

• Underestimating site costs: Slopes, retaining walls, tree removal, and septic can add tens of thousands. Get early site and soils reports, and price the work.
• Vague specs and loose allowances: These create change-order creep. Lock detailed specs and realistic allowances up front.
• Utility surprises: Builder cannot start without service. Obtain utility letters and timelines early.
• Weak warranties or unclear claims process: Insist on written warranty terms and a clear path to escalate issues.
• Overpromised timelines: Contracts often favor the builder. Negotiate fair schedule language and document changes.
• Overcustomization: Unique layouts or niche finishes can hurt resale. Keep core systems and floor plan broadly appealing.

Your timeline at a glance

• Pre-purchase due diligence: 2 to 6 weeks.
• Builder selection and contract: 2 to 8 weeks.
• Design and HOA approvals: 4 to 12+ weeks.
• Permitting: 2 to 8+ weeks.
• Construction: 6 to 14+ months.
• Final walk and warranty: Day of CO and through the warranty period.

Where your buyer’s agent adds value

• Negotiation and contract review: Improve lot premiums, option pricing, allowances, and escrow protections.
• Market comps and value: Align the total build budget with local resale values and neighborhood expectations.
• Due diligence coordination: Introductions to surveyors, engineers, inspectors, title, and utility providers.
• Construction advocacy: Coordinate independent inspections, escalate punch-list items, and track builder commitments.
• Final walk and close: Push for repairs before closing or for escrow holdbacks until items are complete.
• Relocation support: If you are moving from out of state, your agent keeps momentum across time zones and approvals.

Ready to build with confidence in Brentwood? Partner with trusted local guidance that blends boutique service with national reach. Connect with the Middleton Team to map your path from the perfect lot to the moment you get the keys.

FAQs

How long does a new build take in Brentwood 37027?

• Production homes often take 6 to 9 months. Custom builds commonly run 9 to 14+ months, depending on design complexity, weather, labor, materials, HOA reviews, and permitting.

What inspections should I order for a new build in Williamson County?

• Schedule a pre-pour foundation inspection, a framing and rough-in inspection, a pre-drywall air sealing and insulation check, and a final independent inspection, plus an 11 to 12 month warranty review.

Do I need a construction loan or a standard mortgage for new construction?

• For custom or semi-custom builds, construction-to-permanent or construction-only loans are common. For finished spec homes, a conventional mortgage may work, sometimes with builder incentives.

How do HOA rules affect custom builds in Brentwood?

• HOAs often require architectural review and dictate materials, exterior design, fencing, and landscaping. ARC approvals can add time, so submit complete plans early.

What if my new construction appraisal comes in low?

• You may increase your down payment, adjust selections or scope, or renegotiate price. Work with your lender and agent to assess the best path.

What should be included in my builder contract to protect me?

• Detailed specs, realistic allowances, a defined change-order process, fair schedule language, escrow protections, warranty terms, and a right to independent inspections at key milestones.