The neighborhoods in Chapel Hill were mostly built between the 70’s and 90’s. There are a few older neighborhoods around UNC, Westwood is one, with some charming homes but it’s mostly professors and medical professionals living there and not as child friendly as many of my clients want because of all of the student rentals around. I don’t see many kids out on their bikes or playing without their parents in those in town neighborhoods. An older well loved family friendly neighborhood where children do go out to play in the woods and creeks and ride their bikes is Lake Forest.

Lake Forest

Here is a link to the association web site.   

Estes Elementary Chapel Hill walkable in Lake Forest

 Phillips Middle and Estes Hills Elementary Schools (both rated 9’s on GreatSchools.org)  are within walking distance. Most homes were built in the 60’s- 80′ s and there have been some tear downs around the lake. The homes are mostly still too expensive for teardowns otherwise. Many homes in this area are very dated. The lots are large and wooded (some people have lived there since the 70’s and never cut a tree) so it’s mostly not manicured looking. There are lots of children because of the schools. Whole Foods and Trader Joes are within walking distance or a short drive depending on where you live in the neighborhood. Home styles are a mix of 70’s contemporary, ranch and two story homes typical of that time.

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Wow, see the video history of Briar Chapel and how it’s changed over the years

It’s fall 2018 and Briar Chapel has new parks, new phases and a new elementary school under construction. There is also a phase dedicated to the over 55 age group with it’s own pool, clubhouse and fitness center.

Briar Chapel 2018 Encore by David Weekley over 55 phase

Briar Chapel 2016 New info center and commercial shopping center

Briar Chapel 2015

Briar Chapel 2013 Video

Also see my September 2013 post and video of the new phase in Briar Chapel featuring single level homes.

 Briar Chapel September 2012

The neighborhood has added a new middle school on site, an amphitheatre park and an adventure park with a grass hill for rolling down and fun play. There will also be a fossil dig sand pit in the adventure park. The community gardens were a great project this year and the dog park is a place to meet neighbors.

Lots of new homes have been built. The prices are great but the lots are small. It will be a few years before the landscape matures but if you can see past the newness and deal with neighbors being close you will get a wonderful community, great new home at a surprisingly low price for the quality.

This was my first Briar Chapel Video in 2010.

It’s so strange to look back when the neighborhood was just a couple of years old and now it’s just a couple of years from completion.

Take a look at the map of Briar Chapel. You can enlarge it to show schools shopping and distances to UNC and RTP.

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Who is the best builder? 

I get asked all of the time who is the best builder in a neighborhood and if there is a builder I wouldn’t recommend. That’s a tough question because there are huge differences between builders just like there are differences in people and what is most important to them. This post is about how I see the differences and my view about new construction in Chapel Hill and the Triangle area of NC. Your part of the country may may be different!

I usually start by saying that none of the houses are going to fall down. We have very strict building codes and inspections throughout the building process. Home plans must be engineered. A new home in the Triangle will be structurally sound.

Custom builders and Production builders

Peter Winkler with Homes by Dickerson working on a custom home plan.

Sometimes when I talk about the different builders in a neighborhood I’ll throw out “Oh, they are a custom builder” or “They’re a production builder”. Usually I’m referring to how they do business as well as the quality of the house.

There are basically three kinds of builders, production, semi-custom and true custom.  Each is a  totally different business and I don’t think builders can overlap, although some say they can.

True custom is a buyer buying a lot, hiring an architect, developing detailed plans and specifications, bidding the house out, the buyer getting the construction loan and the builder working with the architect and buyer during construction. That doesn’t happen in the typical new home neighborhood.

When I’m in a neighborhood talking about custom builders. I’m really referring to semi custom, a builder who may build a buyers plan or customize their plan, may have a designer or architect on staff to make the changes and will work with the buyer to get them the house they want.

Invasion of the production builders

I first noticed it in the late 80’s. National home builders moved into the Triangle and bought up developed lots and land. They were different than our local builders. They understood the power of marketing and buying a dream. They had systems to build in quantity, the money to develop exciting floor plans, and carefully targeted marketing with beautiful model homes.
I was sad to see it happen because I felt the small local builders had a pride in their work and were striving to always build a better home. How could a company building 100’s or even 1000’s of homes a year produce a quality product?
Time has gone on and I realize now that there advantages and disadvantages to scale and size.

Who is the best builder for you?

Some of the factors in deciding who to choose to build your new home in a neighborhood are the lot, flexibility of the builder, quality-fit and finish, price and time frame.

The lot

Are the builders lot choices important to you?

Your choice of homesite may determine what builder you use. Sometimes the most important consideration is a wooded lot or proximity to the school or pool. Location is the most important factor for many.

Flexibility

Does the builder have lots of flexibility in the plans and options offered? Do they let the buyers work with an architect to design a home or make changes to a plan and is their level of finish and quality high and consistent? Or, do they offer plans and options that are set choices (there may be lots of choices and options) but with little flexibility. Usually that makes for a lower price but the production part, building similar houses fast in a formula sort of way can feel very cookie cutter.

Quality

Small homes on small lots can have good quality construction.

The quality differences between production, custom and semi custom may not be noticeable when the home is new but is evident after time passes. Paint starts fading, the prefinished floors look tired, there may be dips in the roof when trusses sag. I can tell as soon as I walk in a house if the builder is a production builder. The window casings, floor type and finishes, hardware, light fixtures, attic framing, paint, carpet all tell a story about what went on during construction. It’s hard to describe. And it may not matter. Buying a house is about so much more than the house. It’s your lifestyle too so it’s a balance that you need to find, a balance that works for you.

Price

Production builders know the cost of each nail.

Production builders know their costs down to the last nail. They buy in quantity and negotiate the best prices with their sub contractors. Their home pricing usually starts with a base price and features that you can improve as you like within your budget. I have found that most buyers will go 10%-20% over the base price with options and plan changes.

It’s usually easier to buy from a production builder. Often they own their own mortgage company. There is an initial deposit usually between  1-4%.  Then you pay for a portion or all of your upgrades.  No more funds will be needed until settlement. Deposits will go toward your down payment when you close on the home.

Custom builders will usually charge more per square foot.  Some custom builders in a neighborhood will will want you to get your own construction financing others may  want a non refundable deposit and they will get the construction loan. Often the deposit is 10-20%. You just have to ask and sometimes negotiate it. There are advantages to both ways but that’s for another post.

You will get the most house for the money with a production builder. Will it be the house you want? That depends on your expectations and how much you want to spend on upgrades.

Time

Try a newer resale. 343 Dark Forest

How quickly do you want to be in your new home? Production builders often have a shorter time to build by a couple of months although that’s not always the case now with the market heating up. Builders are having lot release lotteries with home deliveries being pushed into 2015. These are usually large national and regional builders.

You may also want to consider a newer resale because it’s so easy. You know what you are getting and it’s ready to go. The systems will all be under warranty and the first buyers have lived through the hassle of having contractors in the house on and off for the first year doing punch work. Take a look at an example of the perfect resale house in Briar Chapel in Chapel Hill NC.

Reputation for follow through

You can ask the builder for references but the best way to find out if you will be deserted after the sale is to ask the builder for the contact info for their past 5 sales. Then follow up or have your agent follow up. People are different so don’t expect all of the references to be glowing. You’ll see a pattern after talking with several of their past clients.

The best builder

So, who is the best builder? The best builder for me may not be the best builder for you. A good agent who knows the neighborhood and the different builders can help you see the differences and focus on what is important for you and your family so you make the best decision choosing your new home.

by Marianne Howell Wright

Few New Homes in the Chapel Hill Carrboro School District

You may have noticed that new homes are few and far between in Chapel Hill, especially new homes on half acre+  lots in the Chapel Hill School District. Last winter I noticed some new large lots going in in South Grove across from the Southern Chapel Hill Community Park and down the street from Southern Village. John Wieland is planning to build 26 homes on 39 acres. Priced from the upper 600’s on half acre+ lots. I was pretty excited because the homes would be in the Chapel Hill School District with a very convenient location just  a couple of miles from UNC  and no more than 10-15 minutes to Whole Foods, Trader Joe’s and Southpoint Mall.  I showed the lots to some clients and them we went to Raleigh to look at some  examples of similar completed homes by the builder. My clients decided to buy a home in Cary so I just checked in with the neighborhood occasionally as time went on.

Nothing Happened in South Grove

Well, nothing happened and the lots just sat there with no homes being built. One lot looked like it was partially cleared but that was it. Finally, after about  8 months I noticed some landscaping and an entry feature going in. Good news because I have clients who only want a new home and would love living in that location. Do you have any idea what the hold up was? I didn’t guess. Turns out  Chapel Hill has very strict home plan requirements. According to an agent with the builder the homes they planned for the neighborhood were too tall!  The builder had to get the plans redrawn and re-engineered.

It’s happening now! New homes under construction

I was in the neighborhood yesterday and homes are going up. If you should drive by you may notice one of the homes looks very small. It’s one of the 3 required Community Trust homes for low to moderate income buyers. All developments in Chapel Hill have a percentage of homes for affordable housing.The 3 homes will be scattered through the neighborhood.  Generally the housing is for buyers who make 65-80% of the areas medium income. The AMI in Chapel Hill is almost $70,000. South Grove Chapel Hill  Site Plan Here are the current listings.

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1013 SHAGBARK COURT, CHAPEL HILL, NC 27517

Price: $1,498,900

Beds: 4

Baths Full: 4

Baths Half: 1

Sqft: 4554

Acres: 1.2

City: Chapel Hill

State: NC

Zip: 27517

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Posted: November 15, 2024, 8:52 pm

South Grove Area Plan

By Marianne Howell Wright