Dreaming of a custom home in Pinewild but not sure where to start? You’re smart to look closely before you buy a lot. The right homework upfront will help you avoid surprises with utilities, approvals, and costs. In this guide, you’ll learn exactly what to verify, who to call, and how the process works in 28374 so you can move forward with confidence. Let’s dive in.
Why Pinewild for your custom home
Pinewild is a planned golf and residential community in the Sandhills, close to Pinehurst and Southern Pines in Moore County. Lots can be wooded, near fairways or greens, or by ponds and streams. Many parcels are governed by CC&Rs and an Architectural Review Board that protect neighborhood character.
Jurisdiction can differ lot to lot. Some parcels sit within the Town of Southern Pines, while others are in unincorporated Moore County. Because ZIP codes do not define jurisdiction, confirm the parcel’s location in town or county records before you write an offer.
Confirm jurisdiction and rules
Verify town or county
Start by confirming whether the lot is inside Southern Pines or in unincorporated Moore County. Jurisdiction determines who issues permits, which codes apply, and which utilities may serve the site. Use the parcel ID and verify with county GIS and planning offices.
Review CC&Rs and ARB guidelines
Request the full CC&Rs, any amendments, and the latest ARB design manual before you make an offer. Look for minimum home size, height, exterior materials, setbacks, and landscaping rules. Ask about the ARB submittal process, required documents, and typical review times.
Understand zoning and setbacks
Check the current zoning and any overlay districts. Confirm setbacks, buffers, lot coverage, and accessory structure rules that could affect your design. Note any easements for utilities, drainage, or golf cart paths.
Evaluate utilities and services
Water and sewer
Do not assume water and sewer are available. Confirm whether public water and public sewer serve the lot, or if a private well or on-site septic is required. If septic is likely, plan for soil testing and county environmental health review before closing.
Electric and telecom
Determine where electric and communications lines run and whether underground service is required by the ARB. Ask providers for connection requirements, trenching needs, and any fees. Factor distance to mains into your budget.
Drainage and stormwater
Walk the lot after rainfall if you can. Identify low areas, drainage easements, and discharge points. Your site plan should manage runoff and protect neighboring properties, which may require erosion control measures during construction.
Test the site first
Survey and topography
Order a boundary and topographic survey. The topo map shows contours, tree masses, and drainage patterns, which shape grading, driveway slope, and foundation type. It also helps your builder site the home for views and privacy.
Soils and septic feasibility
If sewer is not available, schedule a soil evaluation and percolation testing. County environmental health issues septic permits based on soil conditions and layout. In tougher soils, an engineered system may be required that impacts cost and design.
Floodplain and wetlands
Check FEMA flood maps and consult state and county resources for wetlands or riparian buffers. If present, these features can limit buildable area or trigger extra permits. Build your timeline to allow for any environmental reviews.
Trees and buffers
Confirm any tree preservation or mitigation rules from the HOA or town. Large trees may require permits to remove, and screening along fairways may be required. Plan your landscape early to align with ARB expectations.
Plan approvals and timelines
ARB review
Most Pinewild builds require ARB approval before you apply for building permits. Expect to submit plans, exterior materials, colors, and a landscape plan. Typical ARB review can take about 2 to 6 weeks depending on complexity and meeting schedules.
Building permits
Submit sealed construction drawings that meet North Carolina residential code. Include septic approval if applicable or proof of sewer connection. Municipal or county plan review often takes 4 to 12 weeks depending on workload and completeness.
Environmental permits and inspections
Septic permits are issued after soil testing and can take 2 to 8 weeks or more. You may also need driveway, land-disturbance, and erosion control approvals. During the build, expect multiple inspections for foundation, framing, mechanicals, and final compliance; some HOAs also inspect exterior finishes.
Budget beyond the lot price
Building on a lot includes much more than the purchase price. Set aside funds for:
- Site prep: tree removal, stump grinding, grading, driveway, and erosion control.
- Utilities: trenching for power and telecom, water tap fees or well, sewer lateral or septic system.
- Foundation: slab, crawl, or basement based on soils and slopes.
- Permits and fees: plan review, inspections, possible impact fees, and bonds if required.
- Landscaping: ARB-required plantings, buffers along roads or fairways, and irrigation where allowed.
- Contingency: unexpected issues like poor soils, utility adjustments, or extra drainage work.
Finance the lot and build
Lot loans
Lot loans usually require larger down payments and carry higher interest rates than traditional mortgages. Lenders look at buildability, access to utilities, and proximity to finished homes. Ask about term length and whether you can roll the balance into a construction loan later.
Construction-to-permanent loans
Many buyers use a single construction-to-permanent loan that funds the build and then converts to a mortgage. Expect a fixed-price contract with a licensed builder, a draw schedule, inspections, and an appraisal of the completed home. Typical terms run 12 to 18 months during construction.
Government-backed options
Parts of Moore County may qualify for USDA single-family programs, subject to location and income limits. FHA and VA construction-to-permanent options exist but are less common and depend on lender products. Discuss eligibility with local lenders who know the area.
Cash buyers
Paying cash can simplify timelines, but you still need all permits and inspections. Plan for builder’s risk insurance and confirm HOA compliance throughout the build.
Choose builder and design
Builder fit and track record
Interview builders who have Pinewild experience and understand ARB standards and local permitting. Ask for references and examples of completed homes. A detailed fixed-price contract with allowances and a clear change-order process helps protect your budget.
Golf-lot design considerations
If your lot borders a fairway or green, verify setbacks, safety buffers, and screening requirements. Consider how porch and lanai placement affects privacy. Durable exterior materials and low-maintenance finishes often perform well in golf-community settings.
Siting for views and privacy
Use your survey to position the home for sun, shade, and natural breezes. Plan driveway grade and garage orientation early to reduce earthwork and water issues. Map utilities and easements so they do not conflict with views or outdoor living spaces.
Market and resale insights
Comps and inventory
Lot pricing and time on market vary with cycle and location in Pinewild. Review recent sales for similar golf, pond, or wooded lots through the local MLS. Membership structures and ongoing dues can influence desirability and pricing.
Appraisal and right-sizing
Custom homes are appraised against neighborhood comparables. Avoid over-improving relative to nearby homes and recent builds. Align features and finishes with the market profile to protect resale value.
Seasonal demand
The Sandhills attracts retirees, second-home buyers, and golf-focused shoppers. Winter months often bring out-of-area buyers, which can affect showing traffic and negotiation timelines. Plan listing or purchase timing with these patterns in mind.
Smart offer checklist
Before you go under contract, request and review:
- Current CC&Rs, ARB guidelines, fee schedule, and the HOA’s latest budget.
- A recent survey and recorded plat with building lines and easements.
- Utility availability letters for water, sewer, and electric.
- Soil or septic feasibility reports and any prior perc tests.
- Title commitment showing easements, rights-of-way, and access details.
- Disclosures about encroachments, pending assessments, or special districts.
- Any prior environmental or drainage studies and tree permits.
Your next step
Buying a Pinewild lot is exciting, and the right due diligence makes all the difference. If you want a clear plan from lot tours through ARB approval and closing, you deserve local guidance tailored to 28374. For curated lots, builder introductions, and a smooth path to your custom home, reach out to Kelly Ward KW Realty. Let’s connect.
FAQs
What rules apply when building in Pinewild?
- Most lots are governed by CC&Rs and an ARB that set home size, materials, setbacks, and landscaping. Get the current documents before drafting plans.
How do I confirm water and sewer for a lot?
- Verify service with local providers and the HOA. If sewer is not available, coordinate soil testing and septic approval with county environmental health.
How long does Pinewild ARB approval take?
- Plan for about 2 to 6 weeks from a complete submittal, depending on meeting schedules and the complexity of your design.
What permits do I need to start construction?
- After ARB approval, apply for building permits with the town or county. Include septic approval or sewer documentation, sealed plans, and required fees.
Can I use a USDA loan for a Pinewild build?
- Parts of Moore County may be USDA-eligible depending on location and income. Check current eligibility and lender products before you decide.
What hidden costs should I budget for?
- Common extras include site clearing, grading, utility trenching, septic systems where needed, permit and impact fees, and ARB-required landscaping.
Are golf course lots harder to insure?
- Insurance is generally available. Ask your insurer about coverage near fairways and plan for safety buffers and screening as required by the ARB.
