Introducing our DR Horton Home Construction Experience Blog

Hello Everyone. Thanks for checking out our blog! 

Laurie and I want to share our experience building a new home with DR Horton with this blow-by-blow blog.

We are building a new home in Catharpin, VA, which is is located between the towns of Gainseville, Manasas, and Haymarket, in Prince William County. The neighborhood is called Logmill Estates, though that's really just builder marketing. When all the homes are finished there will be no HOA, no community entryway or signage, and no amenities. There is no 'development' other than the construction of the homes themselves. 

We've been adding to the blog over the past few months, but haven't been ready to announce that we're moving until now. So the first entry covers a lot of ground!

Why Move?

We currently live in a high-end HOA community called Willowsford in Loudoun County. Consistently ranked among the top communities in the USA, Willowsford is awesome. With 2,300 homes, the community offers residents more than 2,000 acres of open space, 50 miles of trails, two resort swimming pools, to clubhouses, a working farm, two campgrounds, 8 ponds, a splash park, various facilities, and an incredible array of sponsored events at all times of the year. Everything is new and beautiful, including our current home and lot.We moved into our newly built Willowsford home in 2017 and its been the most comfortable, pleasant living experience I've ever had.

So why move? It's really a simple answer: Our current home is on a 1/3 acre lot, and we'd like to have more land. Actually, I'm the one who wants the land. Laurie is fine with where we are now. But we've decided to give it a try - together. Thanks Laurie!

Looking, Looking ...

We were looking at the market for several years, visiting homes, going to open houses, doing drive-bys. While open to pre-existing homes, our unspoken preference was been to build something new. Once you build a new home it's hard to move into an 'older' home, even if it's on a nice piece of property. There's something about a new home - the higher ceilings, open plan spaces, more current look and decor - which is hard to give up once you've experienced it. New homes are also free of potentially hideous 'customizations' done by previous owners. 

One issue we ran into while looking for new homes on large lots, however, is that in Northern Virginia at least, a large lot generally means an over-the-top, often ostentatious house. Yuck. We wanted something a little more 'modest.' 

Finally ... 

Just when I thought we'd never find anything, we noticed a farm had been sold along a bike route we rode occasionally. Signs were posted but there was no information available. We got on a mailing list and forgot about it. Then, in July, while returning from a friends house we decided to drive by to see what was happening. We noticed a few homes already under construction. Then, the next day, by sheer luck, we received a marketing email from the list we had signed up for months earlier. Could Logmill be our next home?

Logmill is deep inside an area that appears to be reasonably protected from unwanted development - either residential or commercial. If you look at the map, you'll see an area bordered by Sanders Road to the East, Bull Run creek (forming the border with Loudoun County) to the north, Route 15 to the west and route 234 to the south. This area is about 85% residential with the rest taken up by farms. There are virtually no lots smaller than an acre and many are 10 acres or more, so homes are reasonably well spread out.  There are no major industrial areas, no large compressed developments, no sewers, no city water, and no other infrastructure to invite unwanted future development. At the same time, it is close to Manassas, Gainesville, and Haymarket which have all of these things and all of the commercial infrastructure that goes along with it. Nice.

We learned there were twenty-one 10 acre lots. None of the lots had been sold yet, but several spec homes and a model were already under construction. A quick look at the available floorplans confirmed these homes would not be the ridiculous over-the-top homes we were used to seeing. So far, so good. 

 

8 August, 2022 - Let's make a deal

The timing was good for us, and the builder was just beginning to entertain discussions about specific lots. So, we decided to pursue a contract before it was too late.

Looking at the site plans, we chose Lot 11 because it offered great open space and privacy in the back yard with the house located atop a small knoll. The lot has a shared driveway with Lot 10 and it also has a site plan with the home facing Northeast while all the other homes face East. Additionally, the lot is split in two places by resource-protected water areas with the home located between the two. All of these features were kind of non-standard and a little risky, but we decided the lot was worth it. 

 

Looking up the driveway to Lot 11 (left branch) from Logmill Rd.

 

The builder is DR Horton, the largest home builder in the U.S. That's a little scary, since big builders are notoriously inflexible and they have engineered their processes to maximize profit. Also, Horton is not known for it's high-end homes. However, this neighborhood is one of their initial forays into a luxury brand which they call 'Emerald Homes' and we are hopeful that the homes will get extra attention to ensure that all 21 buyers are happy with their end product. 

Laurie on the spot

We really liked the builder's sales representative, Rich Moortgat, who has over 30 years experience. Rich is friendly, direct, and clear in his communications. We also met their Construction Manager, George - an experienced, friendly, and straightforward person. George helped us feel confident our home would be built properly and carefully. 

Working with Rich, it took a few weeks to reach agreement on price.  It probably would have gone faster, but we were the first or second buyer to commit, and the sales team was just getting itself established. The model wasn't even completed yet.

You can find some information on Logmill and Horton at:https://www.drhorton.com/virginia/northern-virginia/gainesville/the-estates-at-logmill

9 August, 2022 - Resource Protected Areas

The purchase contract included info about the fact that our purchase property includes several resource protection areas. These are waterways that have restrictions on what you can do within 100 feet of the designated area (in this case they were streams running through the property). All looks OK but it's good to know what you are getting into. We were unaware of these restrictions until we read the contract. Always know what you are getting into!

22 August, 2022 - Choosing fixtures, rugs, floors, etc.

The builders we've worked with before tend to offer a broad selection of options to choose from. However, with this builder, there are only 4 interior packages to choose from and no flexibility within the packages. The packages cover a wide variety of things, but you cannot mix and match. At first we thought this might be a deal-breaker. But the packages were nice and selected by professional designers, so we got over it.

Here's what you can choose:

a. Lot

b. Model (two choices Hampton and Jamestown). We initially didn't love either of them but once we visited an almost complete Jamestown in another development we saw how many nice features they really had. 

c. Elevation - Each model has 3-4 elevations to choose from. 

d. Emerald Package (choose 1 of 4 packages)

e. Home exterior color scheme. There are about 20 different home color schemes to choose from.

1 September, 2022 - No Realtor?

We decided to buy directly from Horton rather than work with a realtor. We realize this is a bit of a risk since realtors know what is going on in the area and can help with negotiations or to ensure the contract is fair. However, after looking for a few years and living only 3 miles away for the last 5 years, we felt comfortable with the area. We've also built a home and learned some lessons that we put into practice on this project. 

So, we'll see how it goes. We plan to document our experience clearly and honestly here in this blog. Hopefully it will provide some insight to others who are purchasing a new home.

6 September, 2022 - Buying a new home ... now?

With runaway inflation, rising interest rates, and an unannounced global recession looming, you might wonder why anyone would be crazy enough to start purchasing a home now. What's worse, home prices are seriously over-inflated thanks to the craziness of the pandemic buying spree in Northern Virginia. 

It's true, the economy is not looking that great, and interest rates are getting scary. We can't lock in a rate for at least 2-3 more months. But homes are always a good hedge against inflation - at least in the long run. Our biggest concern is the sale price of our current house. But that's something for a few months from now. Hopefully rates will come back down in the future and we'll be able to refinance. Truth is, we know it's a risk. It will also be a more expensive place to live. Property taxes are higher in Prince William County than in Loudoun. From our small bit of research, we think it's because of high property values in Loudoun, and the fact that Loudoun has no county police department. It also doesn't hurt that Loudoun gets close to 30% of their county tax revenue from commercial data centers. But hey, you only live once, right? We're moving.

12 September, 2022 - Waiting, Waiting ..

At this point our close date is on St. Patricks Day 2023.  It's still early going and our building permits have not been approved by the county yet. So, we're waiting at this point. After all the initial excitement and decisions, it's kind of a let down. But we know things will pick up soon.  Also, we're really not in any great rush, since we enjoy our current situation a lot. 

We visit the property about once a week just to enjoy looking at it, and to see what's happening with the other lots. We also try to visualize what our lot will be like. But we're really just passing time.

18 September, 2022 - Gutters - A reminder we're dealing with a large-scale builder

We recently had a tough decision to make regarding gutter and downspout color. The color scheme we selected is a fairly new Scheme that is all white (all four sides) with a black door and a black porch and trim roof. Apparently, this color scheme also comes with black gutters and downspouts. Our selected elevation does not have any shutters, and the window frames are all white, so it is VERY white. The only black is the front door and the metal roof over the front porch and a small metal roof over a piece of trim above the porch roof. We plan to extend the porch across 2/3 of the front of the house which will increase the black metal roof significantly. But it's a hard call on whether to go with black or white gutters and downspouts. Initially, I was sure we wanted white not black. But after a little bit of thought I felt the black would be a nice accent to all the white. 

 Of course, Laurie didn't see it that way and we were stuck - which is very unusual. After a few days delay & re-discussion neither of us were prepared to budge. So we tried to see what it would look like by asking for an artists rendition. You would think that for a 7 figure home they would have something to show us or could create something. Update January 2023 - we're still undecided! We really need an artists rendition.

19 September, 2022 - How do they sell?

It's interesting to observe the builder and the builder's sales processes. With only 21 lots, this community is a short-term sales project. First, they build one model, start selling custom homes just before the model is completed, and then they start to build 'spec' homes on unsold lots to keep the crew busy and to have quick turnaround homes available for buyers who cannot wait 6-8 months. When you think about it, this maximizes the efficiency of the builder's crew, since there is always 2-5 homes under construction until all are completed. 

So, if you get in early, you have a larger selection of  lots to choose from and you have more flexibility on what model and elevation you want. Once a spec home is started on that lot, that's it - the model and elevation are set. If you commit early maybe you can select the colors and interior options, but probably not. If you get in later, you'll need to accept what the builder has selected. 

Next is pricing. Earlier purchases = lower prices. Each time a new lot is sold the prices on unsold lots go up a little bit. This makes sense as the community is gaining momentum and the inventory is getting smaller. It's another reason to get in early. Of course, prices are also subject to the market and to economic conditions.

Marketing is also interesting. Initially sold lots are broadcast with signage so that new prospects see that the homes are selling. But once 25% of the lots are sold, there is no need to make it look like there's no inventory left, so no more sold signs are posted. Better to have a chance to share what's still available in person. 

8 October, 2022 - Waiting for Permits

It's been exactly two months since we put our money down and signed the agreement, but the permits have still not cleared the county (VA Prince William County). The changes to the previously approved permits were minimal, but you just can't rush a bureaucracy. So we wait. In truth, that's a good thing since we're in no rush to start paying high interest payments after we close. But we're hungry for progress. I think if we could get started and have the house take 6-8 months for completion, we'd be happy. But they say it will take about 5 months after receipt of permits. So, no complaints to the county! 

The builder's rep is hopeful it will be about 2 more weeks. But we are really at the mercy of the county.

On the plus side, it's now Mid-October and the weather is fantastic. I've been riding my bicycle past the home sites to see what's been happening. It's easy to get excited about living in the country on a bunch of acres of land. For me it will be a huge change as I've never lived on more than about 1/2 an acre. One nice thing is that the land is mostly 'natural' and will not need weekly grass cutting. Just bush-hogging a few times every year will do it.

20 October, 2022 - Data Center Construction Worries

We were aware that some data centers were proposed on Pageland Road, about 2-5 miles away from our site. However, we were not aware of the massive extent of data center construction planned for that area. The closest point of the planned area is 1.4 miles from our home, which is still far enough, but it's closer than we would have liked. It took a few weeks to get over it, but I think we are OK. Honestly, we're sick over this. But if you are going to live close to the 'sprall' it's likely you will get caught up in this kind of thing. The lesson learned is that you need to research and understand all the land use issues in play in your area before you buy. This is an area where a local realtor would probably have been a great help!

26 October, 2022 - Area Development Worries

We just read that Prince William County is planning to greatly expand the suburban sprawl in various areas near our build site. None too close, but closer than we would like. The County plans to install sewers and city water / gas lines so they can increase the density of homes in the area. I'm glad our neighborhood is zoned and built for 10 acre lots so that the new more dense communities will be at least a mile or more away from us. But it does show that when buying you really need to spend some time understanding the changes that are being contemplated. Like with the data center issue above, this is an area where a local realtor would probably have been a great help.

2 December, 2022 - People Moving In!

The first few homes have been completed and people have moved in! While that was exciting to see, we immediately noticed the impact of having no HOA. New home owners can place items on their property anywhere they want, and the builder's rep was able to share many conversations with buyers about future construction projects, like large garages, stabes, barns, sheds, parking lots, etc. 

Most of the 10 acre lots are long and narrow, with the back of the home facing multiple acres of property, but our home faces sideways in our long narrow lot, so that both front and back face other lots. The front should be OK, but we would hate to have our backyard, which we plan to invest heavily in over the next few years, be overshadowed by or otherwise impacted by an oversized garage, chicken coop, or stables from a neighbor. So we decided to ask the builder if they would sell us the lot next door, which our back yard faces. Luckily, the lot itself was not great lot for building a home, so the builder was willing to consider it. 

8 December, 2022 - Waiting on Permits

The most frustrating thing about building permits is that you have no way of getting a precise status on the permit until it is actually accepted or rejected. Our permit was expected to take 6 - 8 weeks. It's now been four months and still there is no permit. I think this depends on the County you are building in. It's a factor of budget and workload. Prince William County in Virginia is growing fast, so the workload is high. I just wish there was a way to get some visibility into the status of the permit within the system so that we can align our expectations. 

Luckily, we are not in a rush to move. But it's a bit nerve-wracking to be wondering about it - constantly.

15 December, 2022 - Negotiating ... Again

We are trying to purchase the lot next door to our lot because our home faces sideways on a narrow lot and the backyard is too close to the neighboring lot. Builders don't normally sell property without building a home on it. We were lucky to even have the chance to discuss it with them. Amazingly, the folks at DR Horton were reasonable, cooperative, and easy to talk to. We were able to reach a price that felt like a win win. The deal needed to close by the end of the year (31 Dec 2022), which only gave us two weeks to get the money together. Luckily, the price was low enough for us to pay in cash. 

My advice to buyers who want to do something like this is to expect that the builder will not be interested in doing so unless they can earn their expected profit - without building a house. You will have to pay a premium. In some cases (like ours) that was clearly worthwhile, since we plan to live in our new home for a long time. However, in many cases, it may not be worth the extra cost.

If you do decide to try something like this, keep in mind that the realtor, or the builder's sales rep may not be the decision-maker. You'll most likely need to ask to speak to the person empowered to make non-standard deals happen. This is how it went for us and I want to compliment everyone at DR Horton for being so easy to work with both before and during the transaction. 

28 December, 2022 - We own the lot next door

We were able to close on the lot next door before the 31 December deadline.  Kind of amazing that this was accomplished given that it was an unusual transaction and it took place over the holidays. Laurie and I are grateful to everyone at DR Horton who went above an beyond to get the deal done on time. 

12 January, 2023 - We have a hole!

Construction started on our home on 12 January, 2023. Just over 5 months after we signed our contract. This is uncharacteristically long, and was caused by delays in obtaining proper building permits. While we're not in a rush, we're glad to see things are moving along. 

 

15 January, 2023 - Footer error

We went to look at the property and new hole today. Luckily, they laid the forms for the concrete footers but had not poured the concrete yet. We immediately noticed that the footers were not correct. They did not put the basement exterior stairs (areaway) in the right place. It's kind of funny, since the 5 month delay in obtaining a permit was partially due to our request to place the areaway on the side of the house. The contractor was clearly not following the right plans and placed it in the back of the house. A quick phone call with the Builder appears to have taken care of this.  Thank you Rich and George for putting our concerns to rest.

15 January, 2023 - We finally got to see our interior design choices in place. 

While viewing our new hole, we walked into a different home under construction that already has the floors, cabinets, and countertops installed. This was the first house we could see that had the Emerald Package we had selected back in August. It was so nice to see our selection in real life rather than via color printed copies. Just seeing the combination of granite and other colors together got use really excited! Of course, you can't see that much since the floors and countertops still have a protective covering installed, but it was enough for us to feel great about our choice. 

Our current home has dark, engineered floors. With two medium-sized dogs and a few adults walking around for 5 years, the finish has faded and been scratched in many places. Realistically, the floor needs to be replaced. Also, the dark color looks nice but it sure does show any dog hair that falls on it. We have to vacuum all the time.

For our new home, we selected a scheme with lighter floors. The quality of the flooring appears to be higher than what we have right now.We hope so!

 

Timeline

Initial drive by:  Sunday 17 July

Initial communications with Horton: Monday 18 July

Initial contact with DRH Agent, Rich Moortgat:  Monday 18 July

Asked to Reserve Lot 11:  Tuesday July 19

Visited Jamestown Model in Gaithersburg:  Sunday 24 July

Visited Hampton Model in Logmill, met construction manager, George Mon 25 July

Questions and Answers: Tues 26 July, Answers starting Friday 29th, First pricing info: Wed 3 Aug

Negotiated special 'early buyer price' 4 Aug - 9 Aug (deposited check on Tues 9 Aug. Rich came to our house to pick up).

 Ratified Contract received:  Wed 10 Aug.

 Model Grand Opening Sat 20 Aug.

Met with Rich to discuss colors / selections / etc. Tues 23 Aug.

Rich voluntarily added 38 LED ceiling lights at no cost. Selected our 'package'  Very little flexibility on package selections, but the packages themselves were awesome! 

Met to discuss gutters, requested artists drawing:  Sunday 18 Sep

Learned no artists drawing available:  Monday 3 Oct

Learned about data center issue on Pageland Road. 20 Oct 2022

Learned about PW County Development plans  26 October, 2022

Asked about purchasing lot 12:  2 December, 2022

Agreed on price for Lot 12 - 15 December, 2022

Closed on Lot 12 Purchase - 28 December, 2022

Permits approved, started construction Lot 11 - 12 January 2023

Footers poured:  16 January, 2023

Foundation Poured:  19 January, 2023