You have a vision for your home. A home that will be designed around your property, lifestyle, and priorities, and you want to make it happen right here in East Texas. Now what? The truth is, a lot goes into building a custom home in this area, from the initial review of the lot to the material selections and permit approvals. However, knowing what you need to do at each step can help make the whole process a little easier.
This guide covers the different phases of the custom home building process and how to prepare yourself and your family.
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Sit down and figure out your budget before you fall in love with a floor plan. Talk with a construction lender early in the process, so you know what you need to be prepared to invest going in. Keep in mind that this type of loan rolls your construction loan and your final mortgage into one closing, and it comes with its own credit and income requirements.
Before you sign anything, get clear on these costs and terms:
A lot can look perfect from the road and still hide the kind of problems that don't show up until construction is already underway, such as soil conditions that can affect foundation design and cost, or ground that can't handle a standard septic system. A site evaluation catches those problems before you're locked into a purchase. Here's what to have checked on any East Texas lot.
| What to check | Why it matters in East Texas |
|---|---|
| Soil composition | Some of the land in the region sits on clay that swells and shrinks with moisture, so it might require an engineered foundation. Your builder will let you know. |
| Septic suitability | A site and soil evaluation determines what kind of system the land can support. Verify with your builder whether the property has access to public sewer or will require an on-site septic system. If septic is required, be mindful that the system type and feasibility depend on the site evaluation and local requirements. |
| Flood zone status | FEMA flood maps apply regardless of city or county jurisdiction, and a lot inside a mapped flood hazard area might need an elevated foundation, but that will depend on the specific flood zone, site, and local regulations. |
| Water access | A private well or another source needs confirming, along with any requirements from the local groundwater conservation district |
| Deed restrictions | Recorded agreements that can control lot size, materials, and setbacks on their own, separate from anything the county enforces |
For deed restrictions, find out the requirements for home size, setbacks, materials, roof pitch, or other design elements with your builder. Your title commitment lists these restrictions, so read it closely during your review period and catch them before they collide with a floor plan you've already fallen for.
You'll generally choose between two common approaches for handling custom home design and construction. A design-build arrangement puts both design and construction coordinated under one integrated team, with your budget developed alongside the design from day one. Hiring an architect and a separate general contractor keeps design and construction as two contracts, giving you the option to competitively bid the build while taking on more of the coordination yourself.
Texas does not have a statewide general contractor license; however, certain trades and local jurisdictions may have separate licensing or registration requirements. Make sure you confirm any applicable licensing and insurance and ask to see recent, completed projects. If possible, ask past clients about their experience with the builder.
Where your lot sits determines almost everything about your permitting process in East Texas. Here's how permitting differs across different regions.
If you're building inside Longview, Marshall, Henderson, or Gilmer, plan on the full process: a permit application, plan review before work starts, and staged inspections through construction, wrapping up with a certificate of occupancy. Cities update their adopted codes from time to time, so it's worth confirming the current code year with the local building department when you apply.
Building in the unincorporated parts of Gregg, Harrison, Rusk, or Panola County generally means skipping the general building permit altogether.
Under Texas requirements, septic permitting is generally handled through the applicable local authority. Depending on whether you're connected to a municipal sewer or not, you may need a permit from the Texas Commission on Environmental Quality. If you're in a flood hazard zone, you may also need a floodplain development permit. Figure out which of these apply to your site early, ideally during the project brief stage, so your foundation and septic decisions are grounded in what's required before design moves too far along.
A permit application goes out with a specific set of construction documents, down to wall dimensions and window sizes. If a wall moves or a window changes size after that submission, the plans may require revisions or resubmittal, which restarts part of the review process. Major design decisions and permit-required information should be resolved before submission
This is also the point to check the design against real construction costs and current material pricing, since a floor plan that penciled out during the initial budget conversation can shift once actual bids come in.
Every stage of custom home construction needs to be done correctly and thoroughly to avoid costly mistakes and rework. Here's the lifecycle of a build once you have all of the planning and permitting done:
Then, there is the closeout, which is essentially where a final walk-through happens before the punch list gets signed off. During this phase, you have the opportunity to catch any lingering concerns that still need attention, and any inspections your jurisdiction requires typically happen around this step. Your warranty coverage gets confirmed, and someone walks you through how your home's systems work. Then, you get your keys to your new home. Congratulations!
You're now ready to get started on your custom home journey. We hope the information provided in the guide has helped you take the necessary steps to ensure the success of your project. Before you move forward, here's a quick recap of the basics you need to cover:
As you go through the process, remember to enjoy watching your home take shape. Custom homes give you something pre-built homes cannot, which is to proudly say you had a hand in bringing your home to life.
Take a look at our recent projects to see the craftsmanship behind past builds, or explore our process to see how design and construction come together under one roof.
Reach out to our team to get started with a free consultation.