Your Cothran Roadmap: Decoding the New Home Process in Greenville, SC

As a design-focused builder in Greenville, we know that buying a new home is more than a transaction. It’s the beginning of a life you’ve designed for yourself. But getting from "contract signed" to "keys in hand" can feel scary, especially for out-of-state buyers or those new to the complexities of Greenville, SC, new construction.

At Cothran Homes, we cut through the confusion with a structured, transparent approach. Our expertise lies in building homes that make people feel good, and that feeling should start the moment you sign your purchase agreement, not just the day you move in.

This roadmap decodes the entire Cothran Homes process, detailing the financial strategy, the steps of construction, and the unique legal mandates of South Carolina real estate to ensure you feel confident and informed at every turn.

Before finalizing your financial framework, don’t overlook the importance of an independent buyer’s agent. This professional representation advocates solely for your interests, providing a valuable third-party perspective during negotiations, particularly when discussing upgrades and finalizing the punch list.

Strategic Lender Choices & Incentives

Cothran Homes frequently partners with preferred lenders to offer substantial financial incentives, streamlining your experience and giving you peace of mind. These can include significant contributions toward closing costs or our powerful below market 30 year fixed rate (for a limited time).

Down Payment Assistance (DPA) Opportunities

The Greenville area offers robust programs to make homeownership accessible. SC Housing DPA is available to help cover the funds needed for your down payment and closing costs.

• SC Housing Programs: State-level programs, like the Palmetto Home Advantage, offer competitive fixed-rate loans and forgivable down payment assistance options for first-time, move-up, and repeat buyers. The Palmetto Heroes program also provides up to $10,000 in forgivable DPA for public service professionals such as teachers, nurses, veterans, and active-duty military.
• Greenville County Programs: Local initiatives through CommunityWorks offer up to $20,000 in forgivable assistance for down payment and/or closing costs for eligible first-time buyers within certain income thresholds.

Once the contract is official, the Cothran Homes process moves into a meticulously structured construction phase, backed by our local experience and commitment to quality. Our goal is to minimize confusion and delay risks at every turn.

1. Design Selection: After permits are obtained, the personalization begins. You meet with our professional interior designer at the Design Studio to select all your enhancements, colors, and finishes, from flooring and fixtures to lighting and paint. Our human-centered design philosophy ensures every selection is purposeful.
2. Foundation & Framing: The homesite is prepped, the foundation is laid, and the structural Framing (the home's "skeleton") is completed.
3. Rough-Ins & Carpentry: The internal mechanical systems are installed. This includes the plumbing, HVAC, and electrical Rough-Ins. This is followed by Carpentry, where cabinets and doors are put in place.
4. Finishes & Quality: The home receives its personality with Painting, followed by the Final Installations of plumbing/HVAC systems and appliances, and finally, Flooring.
5. Quality Inspection & Orientation: We conduct a final Quality Inspection List to ensure everything is ready for your move-in.

We believe a truly great home comes with unmatched protection. This is why we prepare you for both the legal requirements and our long-term quality commitment.

SC’s Strict Attorney Close Mandate and Closing Timeline

South Carolina mandates that all real estate closings must be supervised by a licensed attorney, a critical step that protects your investment and ensures a clear title. In South Carolina, the process of transferring property ownership is legally considered the practice of law. This means a licensed SC attorney (chosen by the buyer) must oversee the entire transaction, including conducting the title search, reviewing the settlement statement, recording legal documents, and disbursing funds.

For your protection, your lender is required to provide the final Closing Disclosure (CD) at least three business days before closing. This mandated legal oversight provides a crucial layer of consumer protection that minimizes errors and ensures the legality of your transaction.

Essential Milestones for Buyer Protection

While the builder conducts internal Quality Inspection Lists, independent third-party inspections, and warranty protection are vital for safeguarding your investment.

• Pre-Drywall Inspection: Arguably the most crucial inspection for a new build, this is scheduled after the structural framing, plumbing, and electrical rough-ins are installed, but before insulation and drywall go up. An independent inspector will examine the structural integrity (framing, beams, trusses) and the proper routing and installation of your home’s inner systems. Correcting misalignments or issues with wiring and plumbing at this stage is significantly easier and cheaper than after the walls are closed, saving you from potential future structural or system failures.
• Final Walk-Through (Punch List): This is a mandatory inspection, typically occurring in the final two weeks before closing. This walk-through is your final check of all cosmetic and functional components. Buyers often use blue tape to mark any minor issues (paint flaws, scratches, incomplete trim, or non-functioning outlets) that must be addressed by the builder. You'll test appliances, flush toilets, turn on faucets, and ensure all systems are fully operational and match your design selections. This final list of items is called the Punch List.
• 2-10 Home Buyers Warranty: We stand behind the quality of our craftsmanship. Cothran Homes provides comprehensive, insured coverage through the 2-10 Home Buyers Warranty. The coverage follows the "1-2-10 Rule," giving you long-term peace of mind:
  • 1 Year - Coverage on workmanship and materials (fit and finish).
  • 2 Years - Coverage on major distribution systems (electrical, plumbing, and HVAC systems).
  • 10 Years - Coverage on load-bearing structural components (foundation, walls, and roof framing).

The new home buying journey in Greenville, SC, doesn't have to be overwhelming. By following this roadmap, you gain confidence in every step, from maximizing financial incentives like our below market fixed rates to securing the long-term protection of the 2-10 Home Buyers Warranty. Understanding the core processes, especially the mandatory SC Attorney Close Rule and the critical pre-drywall inspection, empowers you to focus on the excitement of moving into your beautiful new Cothran home.

Whether you are seeking to build or purchase an available quick move-in home, Cothran Homes offers a seamless and structured path to ownership of Greenville, SC, new construction homes. Take the first step toward building your dream home by contacting us today!