Frequently Asked Questions
These are the questions people ask most often before they choose a builder for a homesite on Hilton Head Island, in Bluffton or in Okatie. The answers are short and plain. If your question is about a specific lot or community, call Ed Flynn on 843-892-6227.
Let's Build Your Dream Together
The company
Who owns Hilton Head Builders?
Ed Flynn owns and runs the company and is involved in how each project is planned and managed. Hilton Head Builders was founded in 1995 and is based at 222 Halyard Dr on Hilton Head Island.
What kind of work do you take on?
New custom homes and substantial renovations on Hilton Head Island, in Bluffton and in Okatie. Most of our clients already own a homesite or are about to buy one. We do not take on small remodels, kitchen or bathroom updates, or repair work.
Where do you build?
Hilton Head Island, Bluffton and Okatie, including the gated and planned communities in the area. Ask us about your community and we will tell you what we have built there, if anything, and what building there involves.
Builder fee and cost
How does your builder fee work?
We charge a flat builder fee rather than a percentage of the project cost. The fee is agreed at the start, so it does not grow because you choose a different roof, window package or finish level.
Why not charge a percentage of cost?
Under a percentage model, the builder earns more as the project gets more expensive. That does not require anyone to act in bad faith, but the incentive points the wrong way. A flat fee removes it, so our advice on materials and scope is not tied to what we earn.
Can I see the bills on my project?
Yes. You see every bill on your project. Nothing is folded into a single line you cannot check. If a supplier or trade invoices for something, you can see what it was and what it cost.
Where is my money held?
Client funds are held in a separate project account for your job. They are not mixed with company operating funds or with money from other projects. You can see what has come in and what has gone out.
Is a flat fee cheaper?
That is not the point of it. The point is visibility and control. You know what the builder earns, you see what everything else costs, and you make decisions with the real numbers in front of you.
What does a custom home cost to build here?
Most of our custom homes fall within a typical range based on the size and scope of the project. The final figure varies with lot conditions, flood zone and elevation requirements, oceanfront exposure, finish level, and what your community’s review board asks for. We can give you a clearer figure once we have seen the lot and the plans.
Schedule
How long does it take to build a custom home?
It depends on the plans, the lot, the review process in your community and the permits that follow. We will talk you through a realistic schedule once the plans and approvals are far enough along to set one, and keep you informed as the job moves.
Lots and community review
Do I need to own a lot before I talk to you?
No. Many people call while they are still choosing between homesites. Looking at a lot before you buy can show up things that affect cost, such as elevation requirements, trees that have to stay, drainage or a tight building envelope.
What is an architectural review board?
Most communities here have one, under names such as ARB, ASC, PAB or DRB. It reviews your plans before construction starts, looking at siting, height, materials, colors and landscaping against the community’s own design guidelines.
What does the review process usually involve?
Plans go to the community’s review body, often in stages from concept to final drawings. Most communities also require fees, deposits and permits, and set rules on how contractors come through the gate. Belfair, for example, requires a $500 plan review fee, a $1,000 road access fee and a $5,000 builder deposit, with the deposit paid by separate check.
Can any builder work in a gated community?
In most communities here, yes, provided the builder meets the community’s requirements. The usual model is design review plus financial and access controls such as deposits, permits and gate decals, rather than a closed list of approved builders. A few communities have their own arrangements, so check yours before you choose a builder.
Will you work with my architect?
Yes. Many owners come to us with an architect already chosen. Our input on cost and buildability is most useful early in the design. Some communities have their own rules on who can prepare plans, and we can go through those with you.
During the build
Can I follow the project if I live out of state?
Yes. Many of our owners are building a second home or relocating and are not here every week. Because you see every bill and your funds sit in a separate project account, you can follow the money from anywhere, and Ed keeps you updated on progress and the decisions that need you.
Do you build for coastal conditions?
Every house on this island has to account for the coast. Wind, salt air and flood zones affect the foundation, framing, windows and materials. On oceanfront and marsh front lots those requirements are stricter, and they are part of the planning from the start.
Do you take on renovations?
Yes, when the project is substantial, generally $500,000 and above. At that size a renovation is closer to building a house than updating one, and it gets the same planning and management as a new home.
How can I check a builder's licence in South Carolina?
The licence status of any South Carolina residential builder can be checked through the South Carolina Department of Labor, Licensing and Regulation. It is worth doing for every builder you consider.
Getting started
Call Ed on 843-892-6227, or visit us at 222 Halyard Dr, Hilton Head Island, SC 29926. Tell us where your lot is, or which lots you are considering, and what you have in mind. We will tell you plainly what building there is likely to involve.