Thinking about a brand-new home in Farragut but not sure where to start? You’re choosing between spec and presale homes, juggling timelines, upgrades, and HOA rules, and you want to avoid costly surprises. This guide gives you a clear plan for comparing options, checking lots, timing inspections, and closing with confidence. You’ll also find practical checklists and local links to help you verify details. Let’s dive in.
Spec vs. presale basics
Presale homes are build-to-order. You choose a lot and plan early and select many finishes. Spec homes are already built or near completion, so you get faster move-in with less customization. The right choice depends on your timeline and how much personalization you want.
- Presale pros: more customization, more lot choice, price locked when you sign the contract. Cons: longer wait, more schedule risk, early upgrade decisions.
- Spec pros: quicker move-in, easier to see what you’re buying, occasional incentives on finished inventory. Cons: limited changes, possible compromises on lot or finishes.
Builders set their own contracts, deposits, and contingencies. Review terms for appraisal, financing, and inspection rights before you sign. For process context and consumer guidance, you can review resources from the National Association of Home Builders.
Build timeline in Farragut
Every build is different, but most single-family homes run about 4 to 9 months from groundbreaking to closing. Weather, inspections, and materials can shift dates. A typical sequence looks like this:
- Lot prep and foundation: 2 to 4 weeks
- Framing and roof: 2 to 6 weeks
- Rough plumbing, electrical, HVAC, plus inspections: 2 to 4 weeks
- Insulation and drywall: 2 to 4 weeks
- Interior finishes: 4 to 8 weeks
- Final details, landscaping, and occupancy approvals: 2 to 6 weeks
Permits and inspections are issued by the Town of Farragut or Knox County, depending on jurisdiction. Check the Town of Farragut’s official site for planning and permitting contacts, and coordinate with your builder on expected inspection timelines.
Inspections, walkthroughs, and warranties
Even new homes deserve independent eyes. Hire a licensed home inspector with new-construction experience for two key checks: a pre-drywall inspection and a final pre-closing inspection. Confirm access and timing in your contract.
Plan for three walkthroughs:
- Pre-drywall: verify framing, window installation, and rough-in locations.
- Site and grading review: confirm drainage, finish grade, and hardscape before final paving and landscaping.
- Final walkthrough: create a punch list for items to complete before or shortly after closing.
Most builders follow an industry-standard warranty structure: 1 year on workmanship and materials, 2 years on systems, and 10 years on major structural components. Coverage varies, so review the written warranty, claim procedures, and reporting deadlines. Many builders enroll with third-party administrators like 2-10 Home Buyers Warranty. Keep your closing date handy since it often marks the warranty start.
Lot and site due diligence
Where your home sits matters as much as the plan you pick. Before committing to a lot, verify:
- Topography and grading: how slope affects yard use and foundation type.
- Orientation: sun exposure for energy use and outdoor living.
- Drainage and stormwater: where water flows after heavy rain.
- Flood risk: check the FEMA Flood Map Service Center for your specific address.
- Utilities: confirm water, sewer, natural gas, broadband, and any hook-up fees.
- Easements and setbacks: review the recorded plat to understand buildable area.
- Soil conditions: ask about geotechnical reports if available and whether special footings are required.
For parcel, plat, and tax information, consult the Knox County Government and the Knox County Assessor of Property. Your builder and the Town of Farragut can also advise on local grading and stormwater requirements.
HOA and neighborhood rules
Request HOA documents early: CC&Rs, bylaws, budgets, architectural guidelines, and any reserve studies. In new communities, developers often control the HOA until a defined transition. Ask when control shifts, what amenities are promised, and how fees are set.
Key items to confirm:
- Monthly or annual fees and what they cover
- Rental and leasing rules
- Design approvals for exterior changes
- Special assessment history
For general state resources on governance, visit Tennessee’s official site and consult a local real estate attorney if you need legal guidance on specific documents.
Upgrades and change orders
Prioritize upgrades that are hard or costly to retrofit later. Structural changes and systems routing make the most sense during construction. Cosmetic choices can be done after closing if budget is tight.
- Structural and mechanical upgrades are often more cost-effective during the build.
- Cosmetic upgrades may carry higher markups. Compare builder pricing to post-close contractor estimates.
- Confirm cutoffs for structural changes and finish selections. Late changes can delay closing and add costs.
- If you are financing upgrades inside your loan, remember that the appraisal must support the final price.
Get line-item pricing and understand how change orders affect your timeline and payments.
Financing and closing basics
Spec home financing usually looks like a standard mortgage as long as the appraisal and lender requirements are met. Presale financing can involve construction-to-permanent loans, or the builder may carry the construction and you mortgage at completion. For clear mortgage and construction loan basics, review the Consumer Financial Protection Bureau.
Ask lenders about rate locks for long builds, temporary buydowns, and appraisal requirements for your selected upgrades. Confirm title insurance, closing timelines, and whether flood insurance is required for your lot.
Buyer workflow checklist
Use this step-by-step roadmap to stay on track.
Pre-purchase
- Define budget and get pre-approval. If presale, discuss construction-to-permanent options.
- Hire a local buyer’s agent experienced with new construction in Farragut.
- Research builders, visit model homes, and verify warranty administration.
- Compare lots: orientation, slope, easements, and proximity to roads and amenities.
- Review the builder contract, option deadlines, HOA documents, and warranty with your agent or attorney.
Contract and selections
- Sign with clear inclusions, allowances, and upgrade cutoffs noted in writing.
- Request line-item upgrade pricing and the change order process.
- Confirm who handles permits and how inspection milestones will be communicated.
Construction phase
- Schedule independent inspections at pre-drywall and final.
- Track milestones with the project manager and document updates.
- Verify drainage and landscape plan before final grading.
- Complete all selections by the stated cutoffs.
Pre-closing and move-in
- Do a detailed final walkthrough and create a punch list.
- Confirm warranty start date, who performs repairs, and expected timelines.
- Collect the certificate of occupancy, warranty documents, and any as-built plans.
Post-closing
- Submit warranty items in writing within required windows and keep photos and dates.
- Keep up with regular maintenance to protect coverage.
- Attend HOA meetings, especially as developer control transitions to owners.
Sample timeline at a glance
- Weeks 0 to 2: Contract, mortgage application, and structural options locked.
- Weeks 2 to 8: Permits, lot prep, and foundation.
- Weeks 8 to 14: Framing and roof, schedule pre-drywall inspection.
- Weeks 14 to 18: Rough mechanicals and inspections, finalize finish selections.
- Weeks 18 to 24: Drywall and interior finishes.
- Weeks 24 to 32+: Final details, final inspection, walkthrough, and closing.
Remember that weather, inspection queues, and supply availability can alter this plan.
Local resources
- Planning and permits: visit the Town of Farragut
- County property and planning: Knox County Government
- Parcel and tax records: Knox County Assessor of Property
- Flood zones and insurance: FEMA Flood Map Service Center
- New-home process overview: National Association of Home Builders
- Structural warranty administrator: 2-10 Home Buyers Warranty
- Mortgage and construction loan basics: CFPB
- Tennessee consumer and legal resources: TN.gov
Ready to buy new in Farragut?
If you want help comparing builders, lots, and upgrade choices, you do not have to go it alone. Our team pairs construction literacy with local insight so you can make clear, confident decisions and avoid surprises. Reach out to schedule a no-pressure consult or to get VIP alerts on new releases around Farragut.
Connect with Mandy B. Street to get started.
FAQs
What is the difference between spec and presale homes in Farragut?
- Spec homes are completed or near-finished with limited changes, while presale homes are build-to-order with more customization but longer timelines and earlier decisions.
How long does new construction usually take in Knox County?
- Many builds run about 4 to 9 months from groundbreaking to closing, depending on weather, inspections, and materials availability.
Do I still need inspections on a brand-new home?
- Yes, schedule independent pre-drywall and final inspections to reduce hidden issues and to strengthen your punch list before closing.
How do builder warranties typically work on new homes?
- Many builders provide 1 year for workmanship, 2 years for systems, and 10 years for major structural items, with specific claim windows and procedures.
How can I check flood risk for a Farragut lot?
- Look up the address on the FEMA Flood Map Service Center and confirm any lender flood insurance requirements.
What should I review in HOA documents for a new subdivision?
- Focus on fees, budget and reserves, rental rules, architectural guidelines, special assessments, and when control transfers from the developer to homeowners.
Can I finance upgrades in my mortgage on a presale?
- Often yes if they are part of the contract price, but the appraisal must support the final value and lenders may have limits on certain upgrades.
