Luxury Custom Homes
Hilton Head Builders has been building custom homes on Hilton Head Island, in Bluffton, and in Okatie since 1995. Ed Flynn owns and runs the company, and most of the homes on our list of active projects fall in the 1.5 to 2.5 million dollar range. If you own a homesite in one of the Lowcountry’s private communities, or you are under contract on one, this page is about what it actually takes to build there and how we run a project once you hire us.
Who this page is for
Most of the people we build for are not shopping on price. They are choosing between a small number of builders who can be trusted with a seven-figure project on a lot with real constraints. Many are relocating from a larger market and building a second home, a retirement home, or the house they plan to live in full time once the kids are grown.
Ed Flynn owns and runs the company directly. On a project of this size, that matters. The person making decisions about your budget, your schedule, and your subcontractors is the person you are talking to, not a layer removed from it.
This page is for people who already own a homesite on Hilton Head Island, or are close to buying one, and are trying to work out who should build the house.
This page is written for someone who:
- Owns a homesite, or is close to putting one under contract, in Hilton Head Island, Bluffton, or Okatie
- Is building a second, retirement, or full-time luxury home
- Reads contracts carefully and expects documentation, not assurances
- Is not in a hurry and would rather get the design and review process right the first time
What custom actually means on these lots
A custom home here starts with the lot, not with a floor plan. Before we talk about finishes or layout, we look at what the lot itself requires, because that determines the foundation type, the site work budget, and often the footprint the community’s review board will approve. Lots across Hilton Head Island, Bluffton, and Okatie can vary widely even within the same neighborhood, including:
Tree canopy and protected trees
Required finished floor elevation
We work directly with your architect, or can bring in one we have worked with before, and stay involved through design so the drawings submitted for review reflect what can actually be built on that lot for a realistic budget. A design that looks right on paper but ignores a drainage easement or an elevation requirement costs real money and real time once it hits the review board, and we would rather catch that in the design phase than after a submittal gets sent back.
Building in Hilton Head Island, Bluffton, and Okatie communities
Nearly every private community across the island and the surrounding Bluffton and Okatie area has its own architectural review process, separate from the county building permit. Before the county will issue anything, a community’s review board can have its own say over:
- Exterior materials
- Roof pitch
- Exterior color
- Building height
- Landscaping
Timelines and requirements are not the same from one community to the next, and we walk clients through what to expect for their specific neighborhood as part of the early planning conversation. What stays consistent across nearly all of them is that the review board wants to see who is building the house, not just who designed it. A builder with a long, direct history in these communities can usually anticipate what a board will ask for and where a submittal is likely to get questions. We have a dedicated page that goes into the review process in detail, community by community, for anyone who wants to read ahead.
Lots and homesites
Some clients come to us with a lot already under contract. Others are still deciding between two or three homesites and want a builder’s read on what each one actually involves before they commit. Either way, a few things are worth checking on a Hilton Head lot before you design around it:
A current survey and, where relevant, an elevation certificate
The buildable envelope once setbacks, buffers, and tree protection are applied
Soil and drainage conditions, particularly on lots near marsh or lagoon
Utility access, including whether the lot is on town water and sewer
Any community-specific restrictions on height, footprint, or style
If you’re still evaluating a lot, we’re glad to walk it with you before you’re under contract, not just after.
What it costs
Hilton Head Builders generally works on projects in the 1.5 to 2.5 million dollar range, whether that’s a new custom home or a large-scale renovation of 500,000 dollars or more. We don’t take on kitchen or bathroom remodels or general handyman work; the projects we build are substantial enough to justify the level of oversight and the flat-fee structure described above.
Cost on any given project is driven mostly by the lot. Grading, foundation type, tree protection, and utility work can vary widely even between two lots in the same neighborhood, and finish level makes a significant difference on top of that. We’ll give you a real number once we’ve seen your site and talked through what you want, not a per-square-foot figure that doesn’t hold up once the details are in.
How we work
Most custom builders price a project as cost plus a percentage. We don’t. Hilton Head Builders works on a flat builder fee instead of a percentage markup, which means our compensation doesn’t go up when the project costs more. Clients see the actual project bills directly, and project funds are held in a separate account for that project rather than combined with the company’s operating funds. This isn’t a pricing gimmick or a discount pitch. It’s a structure that gives you visibility into where the money is going and removes the incentive problems that come with a percentage-based fee. We’ve written more about how the model works on its own page, and we’re glad to walk through it in detail before you sign anything.
Talk to us about your lot
If you own a homesite on Hilton Head Island, or you’re deciding between a few, the most useful next step is usually a conversation, not a proposal. Call Ed Flynn directly at 843-892-6227, or reach out through the site, and we’ll talk through your lot, your timeline expectations, and what the review process looks like for your specific community. Hilton Head Builders is based at 222 Halyard Dr, Hilton Head Island, SC 29926.
FAQs
Do you build outside Hilton Head Island proper?
Can you build in a gated community like Sea Pines or Palmetto Dunes?
Do you take on renovations, or only new construction?
We take on substantial renovations, generally 500,000 dollars and above. We don’t take on kitchen or bathroom remodels or smaller renovation work.
What is a flat builder fee, and why does it matter?
Are you a licensed South Carolina residential builder?
Yes. You can verify any South Carolina contractor’s license directly through the SC LLR license lookup.
How long does a custom home take, from design to completion?
It depends on the lot, the community’s review process, and the scope of the project. We’ll walk you through a realistic schedule for your specific site once we’ve seen it, rather than quoting a general timeframe that may not apply.
Let's Build Your Dream Together
Start your custom home journey with Hilton Head Builders Inc. Contact us today for a consultation and discover how we can make your dream home a reality.