True Homes Semi-Custom Process: How to Design Your Dream Home at Edgewater

True Homes Semi-Custom Process: How to Design Your Dream Home

Priority: HIGH

The Semi-Custom Sweet Spot

Most home builders fall into one of two camps:

Production Builders: "Here's your home. Pick the color (beige or gray)."

Custom Builders: "Build anything. It takes 24 months and costs $400/sq ft."

True Homes occupies the middle ground that most buyers actually want: Personalization without the insanity.

Here's exactly how it works.

What "Semi-Custom" Actually Means

Semi-custom is:

Starting with a proven floor plan (3,000+ homes built over 15+ years)

Modifying the structure to fit your needs (add a room, extend a space, move walls)

Customizing the finishes to reflect your style (choose from hundreds of options)

Maintaining predictable timelines (6-9 months) and reasonable costs ($120-$200/sq ft)

Semi-custom is NOT:

Blank canvas design

Unlimited structural changes

Custom architectural work

Small-batch craftsmanship (it's still production building, just flexible production)

Think of it like this:

A custom builder is a tailor who creates a suit from scratch. It's perfect, but it takes 6 months and costs $3,000.

A production builder is a department store. You buy off-the-rack in S, M, or L. It's cheap and fast, but if you're a size S with long arms, you're out of luck.

True Homes is made-to-measure. You start with a solid foundation, modify what needs modifying, and customize the details. It's ready in 6 months and costs $150/sq ft instead of $300+.

The True Homes Philosophy

Before we dive into the process, understand what drives True Homes:

1. Quality That Lasts

They use real materials, not shortcuts.

They hire local trades who stick around (not fly-by-night contractors).

They stand behind their work with a 10-year structural warranty.

2. Flexibility Within Reason

They know which structural changes work and which cause problems.

They don't say "no" to customization, but they guide you toward smart decisions.

3. Efficiency Without Sacrifice

They've built enough homes to streamline the process.

They don't cut corners; they just don't waste time.

4. Real Value

They don't markup every item 300%.

You're paying for the product and the service, not for the brand name.

The Design Journey: From Concept to Reality

Phase 1: Floor Plan Selection

You start with 20+ True Homes floor plans across different series:

The Series (Different Price Points):

Value Series: Entry-level pricing, smaller square footage, limited customization.

Standard Series: Mid-range, good square footage, moderate customization.

Premium Series: Larger homes, extensive customization, higher price point.

Choosing the right floor plan:

This isn't about falling in love with a drawing. It's about:

Do you need this many bedrooms?

Do you use a formal dining room? (If not, why have it?)

How do you actually flow through your home? (Open concept vs separate spaces?)

What will you never use? (bonus room, formal living room, etc.)

Pro tip: Most people overestimate how many bedrooms they need. A 4-bed, 3-bath might be more than you use. A 3-bed, 2.5-bath might be perfect.

Let's talk about how you actually live before we pick a floor plan.

Phase 2: Structural Modifications (The Framework)

Now that you've selected a base floor plan, True Homes walks you through structural options:

Common Structural Modifications:

These are decided BEFORE construction starts.

You can't add a sunroom in month 5 of construction. The foundation needs to support it. The electrical, plumbing, and HVAC need to route through it.

The decision process:

True Homes provides 3D renderings showing exactly what changes look like. You can see the sunroom added to your plan. You can see the extended master suite. This removes the guesswork.

Phase 3: Exterior Selection (What People See)

Before we get to the interior finishes, you're choosing the outside of your home:

Exterior Options:

Siding: Brick, stone, fiber cement, combination

Roof: Asphalt shingle, architectural shingle, metal

Trim: Color, material, detail level

Landscaping: Foundation plantings, initial sod, hardscape

Garage Door: Style, color, hardware

Front Door: Style, color, hardware, glass panels

True Homes provides a visual rendering for each combination. You can see how your home will look before committing.

The Philosophy: The exterior is what your neighbors see. It's also what you see first when you pull in the driveway. Get this right.

Phase 4: The Design Studio (The Fun Part)

This is where personality happens.

The Design Studio is a 5,000+ sq ft showroom featuring every finish option True Homes offers:

What You're Choosing:

1. Flooring

Engineered Wood: Most popular, durable, warm, easier to maintain than solid hardwood

Luxury Vinyl Plank (LVP): Waterproof, looks like wood, great for kitchens/baths

Tile: Durable, endless options, great for kitchens/baths

Carpet: Bedrooms, bonus rooms (warmth and sound absorption)

Cost Range: $2/sq ft (builder grade) to $8/sq ft (premium options)

2. Countertops

Quartz: Most popular, stain-resistant, non-porous, many colors

Granite: Natural stone, elegant, requires sealing

Laminate: Budget-friendly, limited color options

Cost Range: $1,500-$5,000 for kitchen counters (depending on size and material)

3. Cabinets

Species: Oak, maple, cherry, hickory, etc.

Finish: Natural, stain color, paint color

Style: Raised panel, shaker, modern, traditional

Hardware: Knobs, pulls, finishes

Cost Range: $8,000-$20,000+ for full kitchen (depends on size and options)

4. Paint & Wall Finishes

200+ interior paint colors

Wallpaper options (select rooms)

Specialty finishes (shiplap, accent walls)

Cost Range: $0-$2,000 (paint is cheap; labor is built in)

5. Plumbing Fixtures

Faucets: Chrome, nickel, bronze, gold finishes; one-handle or two-handle

Sinks: Stainless, porcelain, quartz composite

Toilets: Standard, elongated, dual-flush, high-efficiency

Shower Hardware: Finish, style, showerhead type

Cost Range: $500-$3,000 for full bathroom (all fixtures)

6. Lighting & Electrical

Ceiling Lights: Recessed, flush-mount, pendant, chandelier options

Wall Sconces: Bathroom, bedroom, entryway

Exterior Lighting: Porch lights, accent lighting

Switches & Outlets: Standard, dimmer switches, smart home compatibility

Cost Range: $1,000-$4,000 (all fixtures and labor)

7. Hardware & Accessories

Cabinet Hardware: Knobs and pulls (dozens of styles)

Door Hardware: Interior and exterior locks

Towel Bars, TP Holders, etc: Chrome, nickel, bronze, gold

Cost Range: $500-$1,500

8. Appliances

Stove: Gas or electric, size options

Refrigerator: Stainless, black, white; French door, top-freezer, etc

Dishwasher: Standard or semi-built-in

Microwave: Over-range or countertop

Cost Range: $3,000-$8,000 (all appliances)

The Design Studio Strategy

Here's how NOT to approach the Design Studio:

Walk in. Fall in love with the $15,000 quartz kitchen island. Pick the $300/sq ft wood flooring. Select the $5,000 chandelier. Leave $60,000 poorer than you expected.

Here's how to approach it smart:

Step 1: Set Your Budget

Before you enter the showroom, know your upgrade budget.

"We have $35,000 to spend on finishes upgrades."

This constrains all subsequent decisions.

Step 2: Prioritize

High-impact areas (spend here): Kitchen, master bath, entry, primary bedroom

Lower-impact areas (save here): Secondary bedrooms, laundry room, pantry

Step 3: The Long-Term Test

Will this still look good in 10 years?

Or is this trendy and might feel dated?

Example:

✅ Timeless: Classic white subway tile in kitchen backsplash

❌ Trendy: Rose gold hardware (was huge in 2018, dated now)

Step 4: Ask for Recommendations

"What do most buyers pick?" "What holds up best over time?"

"Where do people regret spending money?"

True Homes designers see what works and what doesn't. Listen to their experience.

Real Example: The $200K Base Home

Let's walk through an actual scenario:

Base Floor Plan: 3,000 sq ft, 3 bed, 2.5 bath

Base Price: $200,000

Structural Modifications:

Add sunroom: +$20,000

Extend master suite: +$15,000

Subtotal: $235,000

Exterior:

Upgrade to brick and stone (instead of siding): +$12,000

Subtotal: $247,000

Finishes Upgrades (Budget: $40,000)

Premium flooring (engineered hardwood): +$8,000

Quartz kitchen counters: +$6,000

Upgraded cabinets (maple, better finish): +$10,000

Premium tile in master bath: +$4,000

Upgraded lighting (some pendant lights, dimmer switches): +$5,000

Nice hardware and fixtures: +$2,000

Appliance upgrade: +$5,000

Subtotal Upgrades: $40,000

Total Price: $287,000

What you got:

Brand new 3,200+ sq ft home (with sunroom and extended master)

Modern systems (10-year structural warranty)

Personalized design No surprises Move-in ready

Compare that to:

Buying a 1998 resale home for $280,000 (dated everything, surprises likely)

Paying $300,000+ for less home at Lake Norman

The True Homes Timeline

Why Semi-Custom Wins vs. Production Builder:

More personalization

Better quality materials

More timeline flexibility

vs. Custom Builder: 1/3 the cost

1/3 the timeline

Still get 90% of the customization

For most buyers, semi-custom is the Goldilocks choice: just right.

Common Questions

Q: What if I want to change something mid-construction?

A: You can, but it costs money (change orders). Design decisions need to be locked in by week 6.

Q: What if construction takes longer than planned?

A: True Homes typically completes on schedule. If delays happen, they provide temporary housing or financial compensation (depending on the cause).

Q: What warranty do I get?

A: 1-year workmanship, 2-year systems, 10-year structural.

Q: Can I get an inspection during construction?

A: Yes. In fact, you should. Pre-drywall walkthrough is critical.