From Contract to Closing: Timeline Expectations for New Construction in the Greater Charleston Area

Signing a contract on a new construction home is exciting—but it also comes with a lot of questions. How long will this take? What happens first? When do I get to walk the home? And why does everyone keep mentioning weather delays?
 
In the Charleston area, the path from contract to closing follows a fairly predictable sequence, but the timing can vary based on the builder, community, and what you choose for your home.
 
Here’s a realistic look at what to expect, step by step.
 
Step 1: The Contract and Initial Deposits
Your timeline starts the day you sign your purchase agreement. At this stage, you’ll typically:

• Sign the builder’s purchase contract
• Provide an initial earnest money deposit
• Share your pre-approval or financing information
• Receive a target build time (often in a range, such as 7–10 months)

In master-planned communities across Berkeley, Charleston, and Dorchester counties, many builders also review community guidelines with you at this point—things like architectural standards, fencing rules, and landscaping requirements. If you are selecting a home design and specific homesite (a “to-be-built” home), the builder may not start the clock until you complete your structural selections and sign off on final pricing.
 
Step 2: Structural Options and Design Selections
Next comes the fun, creative part of the process that lets you infuse your home with your own personality and style, deciding how it will live day to day.

• Structural options: things like extended patios, fireplaces, extra bedrooms or baths, lofts, and alternate kitchen layouts

• Design center appointment(s): cabinets, countertops, flooring, tile, fixtures, hardware, and sometimes low-voltage/smart-home wiring

 Many builders won’t submit your plans for permitting until you’ve locked in these decisions, because structural and design choices can affect both price and engineering. Typical time frame: 2–4 weeks, depending on appointment availability and how quickly you make final choices.
 
Step 3: Permits, Approvals, and Pre-Construction
Once your home is “finaled” on paper, the builder moves into pre-construction. A lot happens behind the scenes here:

• The builder submits plans to the local municipality (Berkeley, Charleston, Dorchester, or nearby counties/towns) for building permits.
• If you’re in a master-planned community, plans may also go through an architectural review board (ARB).
• The builder’s internal team orders long-lead materials (like windows, trusses, or special-order items).
• Utilities and site work are scheduled.

In the Charleston area, permitting timelines can vary by jurisdiction and workload. Smaller nearby towns may be faster at some times of year; larger municipalities may slow down during especially busy building seasons. Typical time frame: 30–60+ days. It’s not unusual for buyers to feel like “nothing is happening” during this period—but this is where the foundation for everything else gets put in place.
 
Step 4: Site Prep and Foundation
When permits are in hand, visible progress begins. You’ll usually see:

• Lot clearing and grading
• Installation of silt fencing and erosion control
• Foundation layout
• Slab pour or foundation walls/pilings (depending on whether the home is on slab or raised)

In the Charleston area, this stage often includes additional attention to drainage and elevation. Depending on the community and flood zone, the builder may bring in fill dirt to raise the homesite, compact the soil, and ensure water flows away from the foundation. For buyers, this is a good time to visit the site (when allowed) or review photo updates so you can see how the home sits on the lot, how high it’s elevated, and how the driveway and yard may take shape. It’s a messy but important phase that sets the tone for everything that comes next. Typical time frame: 2–4 weeks, depending on weather and inspections.
 
Step 5: Framing and “Dry In”
Once the foundation is complete, framing goes up quickly. This is often the stage when buyers get the most excited—it suddenly looks like an actual house. During this phase:

• Exterior and interior walls go up
• Roof trusses are installed
• Sheathing is applied
• Windows and exterior doors are set
• The home is “dried in” so trades can work inside

Many Charleston-area builders offer a framing walk at this point or just after the major mechanicals are roughed in. Typical time frame: 3–6 weeks from framing start to roof and windows installed, depending on home size and trade availability.
 
Step 6: Mechanical Rough-Ins and Pre-Drywall Walk-Through
After the home is framed and dried in, the “behind-the-walls” work begins:

• Plumbing lines are run
• Electrical wiring and low-voltage (network, security, surround sound) are installed
• HVAC ducts and equipment are roughed in
• Inspections are completed by the local building department
• Insulation goes in just before drywall

Most builders in the Charleston area schedule a pre-drywall walkthrough with the buyer. This is your chance to see where outlets and switches are located, review lighting and fan pre-wires, and confirm plumbing rough-ins. It’s not a time to redesign the home, but it is a good opportunity to ask questions and confirm that what you see matches what you ordered. Typical time frame: 3–5 weeks, depending on inspector availability and trade coordination.
 
Step 7: Drywall, Interior Finishes, and Exterior Details
Once drywall is installed and finished, the inside of the home starts to feel real. During this stage, you’ll see:

• Walls and ceilings finished and painted
• Cabinets installed
• Interior doors and trim set
• Tile work in baths and kitchen
• Flooring (hard surface, then carpet)
• Plumbing fixtures, lighting, and hardware installed
• Exterior siding, brick, or stucco completed
• Driveway, walkways, and final grading/landscaping nearing completion

Landscaping and sod installation can be affected by weather restrictions, so you may see some of that work scheduled closer to closing to give new plants the best chance. Typical time frame: 6–10+ weeks, depending on the complexity of finishes and how many homes the builder is completing at once.
 
Step 8: Inspections, Punch List, and New Home Orientation
As the home nears completion, several quality and safety checks take place:

• Final building and code inspections by the city/county
• The builder’s internal quality checks
• Your New Home Orientation or Homeowner Walk-Through
• Creation of a punch list (often called a “blue tape” list) for cosmetic touch-ups

Buyers may choose to hire a third-party inspector, even on new construction. If you do, it’s a good idea to coordinate timing with your builder so they can review and address the report where appropriate. During the orientation, your builder’s representative will:

• Show you how to operate major systems (HVAC, water heater, electrical panel)
• Explain basic maintenance (filters, caulking, exterior care in a coastal climate)
• Review warranties and service request procedures

Typical time frame: 1–2 weeks from orientation to closing, depending on how quickly final touch-ups and any remaining items are completed.
 
Step 9: Closing Day and Move-In
Once the home passes final inspections and the builder issues a Certificate of Occupancy (CO), you’re ready for closing.
In this last step:

• Your lender finalizes closing figures and sends them to the closing attorney
• You review your settlement statement (often a day or two before closing)
• You sign loan documents and closing paperwork
• The transaction records, and you receive your keys

In the Charleston area, most new construction closings take place at a local real estate attorney’s office, as required in South Carolina.
 
How Long Does It All Take in the Charleston Area?
Every builder is different, but for a to-be-built single-family home in a typical master-planned community, a realistic range is 7–12 months from contract to closing. That range can be shorter for smaller townhomes or quick move-in homes that are already under construction, and longer for large custom or semi-custom builds on unique lots.
 
What Can Affect Your New Construction Timeline?
Even the best-planned schedule can shift. In the Charleston region, some common factors include:

• Weather: Heavy rain, tropical systems, and high humidity can delay concrete, exterior work, and inspections.
• Labor availability: Busy building seasons can stretch trade schedules and inspection wait times.
• Supply chain and materials: Specialty items (windows, trusses, custom finishes) can still face delays, especially if they’re imported or highly customized.
• Community-wide infrastructure: Road work, utility connections, or amenity construction in a growing master-planned community sometimes affects when individual homes can close.
• Change orders: Changes requested mid-build (if allowed) may add time while materials are reordered or work is rescheduled.

The key is to treat your estimated completion date as a target window, not a guaranteed day. Most builders will narrow that window as the home nears completion and major inspections are passed.
 
Set Expectations and Enjoy the Process
From contract to closing, new construction in the Charleston area moves through a series of clear milestones: design decisions, permits, framing, rough-ins, finishes, inspections, and, finally, keys in hand. You can help keep the process running smoothly by staying in close contact with your sales agent and builder representative, keeping your lender updated on any timeline shifts, attending all scheduled walk-throughs and orientations, and asking questions early whenever something isn’t clear. While there will almost always be a few bumps along the way—especially in a coastal market where weather and growth are constant—the end result is a home tailored to the way you want to live, in a region where new communities are designed to offer more than just a place to sleep.
 
 
 
Related Articles:
Moving to Charleston: A Newcomer's Guide to New Construction Homes
Are new home builders’ prices negotiable?
Lowcountry home terms; a glossary of unique features
 
 
   
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