Custom Home Builder in Singleton Beach, South Carolina
Let's Build Your Dream Together
Building a custom home in Singleton Beach
Singleton Beach sits at the north end of Singleton Beach, off Dune Lane, a short walk from the beach and away from the resort traffic that defines much of the island’s south end. It is a small, quiet pocket of homesites, mostly year-round or long-season residents rather than short-term rentals, and the building activity there reflects that. We have completed multiple homes on Singleton Beach Place, and it is one of the neighborhoods where we can point to finished, occupied work rather than just describe our approach in general terms.
What building here actually involves
Lots on Singleton Beach Place tend to be wooded, with mature live oaks and pines that most owners want to keep as much of as possible rather than clear. That shapes the footprint and orientation of a house before a single wall gets drawn – siting has to work around what is worth saving on the lot, not the other way around. Being this close to the beach means flood zone and elevation requirements are part of every conversation from day one, and finished floor heights get set accordingly, along with the foundation approach that follows from that.
Most of the homes we have built here are primary or long-season residences rather than rental investment properties, and the architectural character in the immediate area runs toward low-country and coastal styles – metal or architectural shingle roofs, deep porches, elevated construction – rather than anything overtly modern. Setbacks and lot coverage limits are typical for this part of the island, and on a wooded lot they usually matter less than tree protection and drainage do.
Walk the lot
We look at tree cover, drainage, and flood elevation on the specific parcel before any design work starts, drawing on what we have already learned from other builds on the same street.
Site and design
The house gets sited around what is worth preserving on the lot and the required finished floor elevation, then design development follows from that footprint.
Town permitting
Plans go through the Town of Singleton Beach's building permit process and any applicable DHEC critical line review, sequenced the way we have handled it on prior Singleton Beach projects.
Construction with open books
Once permitted, construction proceeds with subcontractor and supplier invoices visible to the client and project funds held in a separate account for that job.
Closeout and walkthrough
We walk the finished home with the owner against the original scope and specification before handing it over.
None of that is unusual for Hilton Head. What is worth knowing if you own or are buying a lot on Singleton Beach Place specifically is that we have already worked through these conditions on more than one homesite in that immediate cluster, and we know how the neighboring lots, tree cover, and drainage patterns actually behave once construction starts.
The review and approval process
Singleton Beach Place is part of the Town of Singleton Beach’s permitting jurisdiction, and any home there goes through the town’s standard building permit and, where applicable, DHEC critical line or setback review given the proximity to the beach. We have taken multiple projects through that process on this street, so the sequence, the typical review timelines, and the town staff who handle it are not new territory for us. Where a lot falls close to the beachfront jurisdictional line, we flag that early with a survey and confirm setback requirements before design work goes very far, rather than discovering it at permit submission.
We are not going to overstate the formality of the process here. Singleton Beach does not carry the layered architectural committee review that governed communities like Sea Pines or Wexford do. The controlling review is the Town’s, and it is a permitting process, not a design committee. That makes the path more predictable in some ways and puts more weight on getting the design right before submission, since there is no committee pre-review to catch issues early.
Lots and homesites
Available lots on and around Singleton Beach Place come up infrequently, and most of what trades hands there is resale of an existing homesite rather than a new subdivision release. Lot sizes and tree cover vary block to block, and the practical build envelope on a given lot depends heavily on what stands on it now and where the flood elevation lands. If you already own a lot here, or are under contract on one, we can walk it with you before closing and give you a straightforward read on what a house on it looks like – siting, elevation, and what tree removal would actually be necessary versus what an owner might assume is necessary.
How we work
We work on a flat builder fee rather than a percentage markup on the cost of construction, which means the fee does not grow if the project costs more. Clients see the actual bills from subcontractors and suppliers directly, and project funds are held in a separate account for that job rather than commingled with other work. It is a control and visibility arrangement, not a discount, and it applies the same way on a Singleton Beach project as it does anywhere else we build. The full explanation of how it works is on our transparency page.
For a beachside lot with real money in flood engineering, elevated foundations, and tree preservation, that visibility matters more than usual. Those line items add up fast, and an owner should be able to see exactly what they are paying for each one, not take a lump-sum number on faith.
Ed Flynn has been building on Singleton Beach long enough to have gone through this exact permitting sequence on this exact street more than once. That is a different kind of local knowledge than general island experience – it means knowing how the specific drainage and tree canopy on Singleton Beach Place behave during construction, not just how the island generally works.
We build in the 1.5 to 2.5 million dollar range across Hilton Head, Bluffton, and Okatie, and homes on Singleton Beach Place have fallen within that range. Large-scale renovations, generally 500,000 dollars and up, are also part of what we do, though most of the activity on this particular street has been new construction rather than renovation.
If you are relocating from a larger market and this is your first Lowcountry build, the beachfront-adjacent siting and flood elevation questions are usually the biggest adjustment from building inland. We walk new clients through that early rather than letting it surface as a surprise mid-design.
We are straightforward about where our project history actually is. On Singleton Beach Place, it is real and it is recent enough that we can speak to current conditions, not something from years back that no longer reflects how the street looks today.
Company was founded in 1995 and is based at 222 Halyard Dr on Singleton Beach. That history is part of why the town permitting process on streets like this one is familiar rather than something we are learning as we go.
What it costs
We do not publish a per-square-foot number because lot conditions on a beach-adjacent street like this one drive cost more than square footage does – flood elevation, foundation type, and how much of the tree canopy needs engineering around all move the number before finishes are even discussed. What we can tell you plainly is that our fee is flat, disclosed up front, and does not change if the project’s cost changes, and that every subcontractor and supplier invoice is visible to you as the client. That is a different conversation than most builders will have with you before signing anything, and it is the one worth having on a lot like this.
Talk to us about your lot
If you own a homesite on Singleton Beach Place or are looking at one, bring it to us before you finalize a design. We can tell you what the flood elevation and tree conditions on that specific parcel mean for siting and foundation cost, and we can show you how the flat fee and open-book model work in practice using a real project from the same street. Call {PHONE} or reach out through our contact page to set up a time to walk the lot.
FAQs
Has Hilton Head Builders actually built in Singleton Beach before?
Yes. Our portfolio includes multiple completed homes on Singleton Beach Place, which is why we can speak to specific site conditions there rather than general island conditions.
Is Singleton Beach governed by an architectural review board?
No formal architectural committee governs this street the way an ARB governs communities like Sea Pines. Homes here go through the Town of Singleton Beach's standard permitting process, with DHEC critical line review where a lot's proximity to the beach requires it.
Are Singleton Beach lots mostly waterfront?
Lots on Singleton Beach Place are near the beach rather than directly oceanfront in most cases, and flood zone and elevation requirements are part of the design conversation regardless of exact proximity.
What size homes do you build on Singleton Beach Place?
Our work there has fallen within our typical 1.5 to 2.5 million dollar range, consistent with what we build across Singleton Beach, Bluffton, and Okatie.
How does the flat builder fee work on a beachside lot like this?
The fee is set and disclosed up front rather than calculated as a percentage of cost, so it does not increase if flood engineering, elevated foundation work, or tree preservation add to the project's cost. Subcontractor and supplier invoices remain visible to the client throughout.