Frequently Asked Questions

About Discovery House Homes

How do you define a custom home?

At Discovery House Homes, a custom home means your home is designed and built specifically for you, not from a limited catalog of pre-set plans. Every home we build begins with a conversation about your lifestyle, your land, and your vision. From there, our design team helps you create a floor plan that fits your needs, your budget, and your view of mountain living. We believe “custom” should never mean complicated or overly expensive. It simply means you have choices, and we guide you through them with transparency and expertise from concept to completion.

What areas do you build in?
We proudly build in the Blue Ridge Mountains of North Georgia and Western North Carolina, specifically around the Georgia communities of Hiawassee, Young Harris, and Blairsville, as well as the North Carolina communities of Hayesville and Murphy. Our team is local, and we understand the unique challenges and opportunities of building in the mountains, from soil conditions and slopes to scenic placement and energy efficiency. If your property is within these communities, we can most likely build your home.
Can I still build a custom home with a budget under $300,000?

Absolutely. At Discovery House Homes, we believe every family deserves the opportunity to own a well-built, thoughtfully designed home that reflects their lifestyle and values. While many think “custom” automatically means “expensive,” our team specializes in designing smaller, efficient floor plans that still deliver the same quality craftsmanship and attention to detail we’re known for.

A custom cottage or cabin, typically around 1,200 square feet, are perfect examples of how we make custom homes achievable for budgets under $300,000. You still get to personalize your design, finishes, and features, just within a size and scope that fits your goals.

If you’re unsure where to start, schedule a free site analysis. We’ll help you explore your land, budget, and design options to see what’s possible.

How many homes do you build each year?

We intentionally limit our production to 24-30 homes per year. This ensures that every homeowner receives the time, attention, and level of craftsmanship that Discovery House Homes is known for. By keeping our volume manageable, we can maintain quality, communication, and a positive building experience for every client.

Do you handle remodels, additions, or smaller building projects?

Yes. While Discovery House Homes is best known for building custom mountain homes, cottages, and cabins, we also take on select remodeling projects, home additions, and detached structures such as garages and garage apartments.

These projects are handled with the same quality standards and personalized service that define our new-home builds. Whether you’re expanding your current home, adding a guest suite, or building a detached garage with living space, our team will guide you through design, budgeting, and construction with the same faith-based integrity and attention to detail that every Discovery House homeowner experiences.

Because we limit the total number of active builds each year, remodeling and addition projects are scheduled carefully to ensure we maintain the high level of service our homeowners expect.

Is Discovery House Homes in a sound financial position?

Yes. Discovery House Homes is a financially stable company with a strong history of growth and performance. We are debt-free, maintain excellent relationships with our trade partners and suppliers, and operate with full insurance coverage and financial transparency. Our commitment to stewardship and integrity ensures that your home and your investment are in trusted hands.

Getting Started

What is the first step towards working with Discovery House Homes?
The first step is to schedule a site analysis. This meeting is free of charge and gives us the opportunity to visit your property, discuss your goals, and evaluate the best placement and foundation type for your home. After that, we provide a clear budget recommendation based on your vision and similar projects we have completed.
Do you charge money for a site analysis?
No, our site analysis is completely free of charge. It is our way of helping you take the first step with confidence. During this visit, we will walk your property, discuss placement, identify foundation considerations, and provide honest feedback before any commitment is made.
Do you charge money for the custom design process?
No. There is no charge to begin the design process. Once you sign the Design Agreement, your construction start date is officially reserved in our schedule, and we work with you to design your home. The only time a design fee would apply is if we complete the full design and pricing process and you choose not to move forward to contract. In that case, a modest design fee of $2,500 is due, but this is waived entirely if you continue to contract and build with us.
How much does it cost to build in the mountains?
Building in the mountains is different from building on flat land. Every property has its own characteristics such as slope, access, soil type, and elevation, all of which affect the design and foundation requirements. Because of that, costs can vary quite a bit from one site to another. However, at the conclusion of the site analysis, we can give you a very realistic budget recommendation on what it will take to build your mountain home on your specific lot. At Discovery House Homes, we approach each project individually to give you an accurate and realistic price based on your home design and the specifics of your land. Our goal is to make mountain living attainable without sacrificing quality.
Are you more expensive than other custom builders?
Not when comparing “apples-to-apples”. The truth is, comparing builders purely by price can be misleading. While some may appear less expensive up front, it often comes from using lower-grade materials, thinner walls, or limited features that later add up as costly upgrades. At Discovery House Homes, our homes are built with premium features as standard such as 2×6 exterior walls, James Hardie siding, granite countertops, and custom solid wood cabinetry. We focus on long-term value, not shortcuts. When you compare “apples to apples,” our homes consistently deliver more quality, efficiency, and peace of mind for the investment.
Do you have tiered home pricing based upon quality of materials like some other builders?
No. Every Discovery House Home includes the same high-quality standard features and construction materials that define our brand. We do not offer “good, better, best” packages because we believe every homeowner deserves our best every time. Our pricing differences come from the design itself, the foundation type, and the complexity of the build, not from using different levels of materials or craftsmanship. Whether it is a cottage or a larger custom home, you will receive the same attention to detail, energy efficiency, and quality craftsmanship.

The Design & Planning Process

I just want a small cottage or cabin, do you build those?

Yes, we do. While many of our homes are larger custom designs, we also build smaller cottages and cabins, often in the 1,000 to 1,500 square foot range. These homes are built with the same quality standards, materials, and craftsmanship as every Discovery House Home. Our goal is to make mountain living attainable for more families by offering affordable luxury at every size.

What is the process for building a home with Discovery House Homes?

Our process is designed to be organized, transparent, and stress-free. Step one is the site analysis where we meet you on your property at no cost to review placement, access, and foundation type. Step two is a budget recommendation based on your design ideas and foundation needs. Step three is the design agreement which reserves your construction start date in our schedule. Step four is home design where we work together to customize your floor plan and layout. Step five is formal pricing and contract. Once design is finalized, we provide fixed pricing and execute a construction contract. Step six is selections and construction start, where you meet with our design team to personalize your home, and then we begin building.

How long does it take to build a home?

Most homes take between eight and nine months to complete once construction begins. Smaller cottages or cabins generally take five to six months. The exact duration depends on your home’s design and the foundation type. We take pride in staying on schedule through careful planning, strong communication, and years of experience building in the mountains.

What is a typical timeline from start to finish?

From the time you first contact us to move-in day, the full journey typically spans twelve to eighteen months. Because our construction start dates are scheduled in advance, most clients spend several months in the design and pricing phases before we break ground. Once construction begins, the build itself takes about eight to nine months.

I have heard building a custom home is difficult and complicated. Is that true?
It can be, but it does not have to be. Many people hear stories about stressful custom builds, but that usually happens when the process is not clearly defined. Discovery House Homes was founded on the belief that custom does not have to mean complicated. Our team guides you through every step with an organized system we call the Homeowner Journey Map, a process designed to keep things simple, transparent, and enjoyable. From design to move-in, we handle the details, communicate openly, and make sure you always know what comes next.

Design, Selections & Customization

Am I limited on selections, or can I get what I want in my home?

You are not limited to a preset selection list, and we don’t play the “good, better, best” upgrade game. Every Discovery House Home is fully customizable, which means you can choose the materials, colors, and finishes that best reflect your taste and lifestyle. Our standard features already include premium materials that most builders treat as upgrades. If fact, everything in our showroom is included in your Discovery House Home at no extra charge but we are happy to accommodate personal preferences and unique design requests.

How does the selection process work (colors, fixtures, etc.)?

Once you are under contract, you will meet with our interior design consultant, Camryn, who will guide you through every design and selection decision. Together, you will choose everything from flooring and cabinetry to fixtures, tile, and stone. The first selections meeting happens during your groundbreaking visit, when you will spend dedicated time finalizing your home’s design details.

Construction Phase

Is all the land clearing and sitework included when building a home?

Yes. We handle all aspects of site development including clearing, grading, driveway installation, septic, and utility connections. As a true turn-key builder, we manage everything from permits to warranty.

I don’t live in the area, is that an issue?
Not at all. Many of our homeowners live out of town or even out of state. Our team is experienced in guiding long-distance clients through every step of the design and construction process. We communicate regularly through phone and email, so you can stay fully informed no matter where you are. From progress photos to schedule updates and selections, we make sure you always know what is happening with your home even when you cannot be here in person.
How often will I need to be in town during the design or construction process?

Come as often as you want but there are only three times during the build that we require you to be here in person. First, at groundbreaking for the final staking of your home and to begin design selections with our interior design team. Second, after framing for a detailed walkthrough with our construction, electrical, and cabinet teams to finalize placement and layout details. Third, at completion for your final walkthrough and punch list review. Outside of these visits, everything else can be managed remotely. We emphasize clear communication, so you always feel connected to your build.

During construction, do you invoice prior to work being completed?
No. Other than an initial deposit, we only invoice after the work for each draw stage has been completed. This ensures you are never paying ahead for unfinished work. Each draw is clearly outlined in your contract, and the payment schedule is tied directly to verified progress milestones.
Do you charge a penalty for change orders?

No. We do not believe in penalizing clients for making thoughtful changes. If you request a change after contracting, we will provide updated pricing for your review and approval. You simply pay the actual cost difference, nothing more. That said, we encourage homeowners to finalize design decisions early so we can keep your project on schedule.

Financing & Contracting

I will need to finance my build; how does a construction loan work?

Many of our homeowners use a construction-to-permanent loan, which combines the building phase and the long-term mortgage into one loan. Your lender releases funds in draws throughout construction as milestones are completed. We have long-standing relationships with several local lenders and can help connect you with a trusted loan officer to make the process smooth and efficient.

After contracting, will I have to pay extra if we’re over budget?

No, not if we stay within the agreed-upon scope and selections. Discovery House Homes uses a fixed-price contract with allowances, which means your price is locked once the contract is signed. If you choose upgrades beyond the allowance or make design changes later, those costs are reviewed and approved through a written change order before any work is done. Our goal is transparency with no surprises and no hidden costs.