Should you build your dream home from the ground up or buy a move-in ready property in Pinehurst? If you’re weighing these two paths, you’re not alone. Your timeline, budget, and ideal neighborhood can point to very different answers. In this guide, you’ll compare real timelines, financing steps, permits, and what to expect locally so you can choose with confidence. Let’s dive in.
Pinehurst market context you should know
Pinehurst home values sit in the mid to high 500s, based on major broker indexes. Zillow reports a typical home value near about $525,000 as of January 31, 2026. Redfin shows a median sale price near $562,000 in December 2025. Realtor.com reports medians in the high $500Ks in some Pinehurst ZIPs. Numbers shift month to month, but they frame the decision you’re making.
Inventory has been higher and days on market longer than the 2021–2022 peak. Your experience can vary by price point and neighborhood. Inside the Village core, developable lots are limited, which makes finding a buildable site tougher and often pushes custom builds to outlying communities or privately sold parcels. The Village Planning & Inspections team oversees zoning, design review where applicable, and the Pinehurst Development Ordinance. You can explore permit and planning details on the Village’s Planning & Inspections page at the Village of Pinehurst website.
New construction in Pinehurst: what to expect
Where new homes are happening
You’ll see three common paths:
- Production or spec homes in master-planned and country-club communities.
- Semi-custom homes with local builders using a curated set of plans.
- Fully custom design-build on private lots.
If you want to meet reputable local builders and vendors, attending the Moore County Home Builders Association’s events, such as the Spring Home & Garden Expo, is a practical way to start vetting options. You can learn more about the expo on the Home of Golf site.
Permits, design review, and utilities
The Village of Pinehurst requires electronic permit submission through its Permit Center. If your lot sits in the Historic District or under neighborhood design rules, you may need a Certificate of Appropriateness or architectural review before building permits are issued. Start with the Village’s Planning & Inspections resources to understand your lot’s rules and timelines. Visit the Village Planning & Inspections page for details.
Utilities vary by location. Inside municipal service areas, public water and sewer are more common. In parts of unincorporated Moore County, homes rely on private wells and on-site wastewater systems that need county review and approval. Always verify water and sewer availability before you buy a lot and coordinate early with the Moore County Environmental Health team for septic and well guidance. The Moore County Environmental Health page outlines septic and well processes and records.
Some larger subdivision developers extend water and sewer to new neighborhoods, which can simplify your build. You can read a local synopsis of how major subdivision developers sometimes provide utility infrastructure in regional reporting at Sandhills Sentinel.
Timeline and move-in expectations
Plan for several stages:
- Planning and design: 1 to 3 months, longer for full custom.
- Permitting and site prep: weeks to several months, depending on zoning, design review, and septic evaluations.
- Construction: U.S. Census data summarized by industry sources show about 9 to 10 months on average to build a single-family home. Custom projects often take 12 to 18 months or more. See a consumer-friendly overview of average build times at SoFi.
Weather, materials, and subcontractor availability can add time. Build your calendar with contingency.
Financing for a build
Construction financing works differently than a traditional mortgage. Lenders typically offer short-term, interest-only construction loans with funds released in draws as milestones are completed. Some programs combine construction and permanent financing into a single closing, while others require two closings. The Consumer Financial Protection Bureau’s overview explains how construction loans work and what to expect.
Government-backed options like FHA, VA, and USDA one-time-close construction loans may be available through select lenders, depending on overlays and builder approval. Program details and availability vary, so compare lenders with local experience.
Builder warranties and risk transfer
Many builders offer a version of the common “1-2-10” structure: one year for workmanship, two for systems, and 10 for major structural coverage, often through a third-party warranty provider. Ask about scope, the claims process, and transferability. For a helpful primer on typical coverage, review an industry explanation of the 1-2-10 warranty format.
Buying a resale home in Pinehurst
Timing and due diligence
Most financed resale purchases close in about 30 to 45 days after an accepted offer. Cash can be quicker. Appraisals, inspections, and lender underwriting can extend the timeline. A consumer guide from AmeriSave summarizes the typical 30 to 45 day window from offer to close.
If a property uses a private well or septic system, plan specialized inspections and allow for records checks with Moore County Environmental Health. In rural or older lots, give yourself a longer due-diligence window to confirm records and evaluate any necessary repairs. The Moore County Environmental Health page provides septic and well permitting resources.
Pros and tradeoffs
Resale homes offer immediate occupancy after closing, established neighborhoods, and mature landscaping. Financing is straightforward compared with new construction. The tradeoff is potential near-term maintenance or system replacements. During inspections, quantify major items such as roof, HVAC, and plumbing, then negotiate credits or repairs based on contractor estimates.
New vs. resale in Pinehurst: quick comparison
| Decision factor | New construction | Resale home |
|---|---|---|
| Time to move in | About 9 to 18 months from plan to completion, longer for full custom | Typically 30 to 45 days after contract, immediate move-in at closing |
| Financing | Construction or one-time-close loans with draw schedules and interest-only phases | Standard mortgage underwriting and closing timeline |
| Design control | High control over plan, finishes, energy features | Limited without renovation |
| Lots and rules | More options outside the Village core, with possible HOA or Historic review where applicable | More choices in established neighborhoods with known community patterns |
| Early maintenance | Generally lower first 5 years with new systems and warranties | Potential near-term repairs or updates |
| Resale outlook | Premium for new features possible, but location and comps drive value | Location, lot quality, and neighborhood comps drive value |
How to choose: a 10-minute framework
Use these questions to clarify your best fit:
- Timeline: Do you need to occupy within 60 days, or can you wait 12 months or more?
- Location: Is a Village-core address or a specific club community non-negotiable? Are you open to nearby areas with more lots?
- Cash flow: Are you prepared for construction draws, a larger cash buffer, and rate differences, or do you prefer a conventional mortgage path?
- Customization: Do you want exact floor plans and systems, or would a well-located resale plus a targeted remodel meet your goals?
- Risk tolerance: Are you comfortable managing design decisions, potential delays, and permitting, or do you prefer a defined closing date?
Action plan if you want to build
Follow these steps to reduce surprises and protect your budget:
- Confirm jurisdiction. Identify whether your lot is inside the Village of Pinehurst or unincorporated Moore County. This determines the permitting path and utility connections. Start with the Village Planning & Inspections page.
- Verify site feasibility. Order a soils or septic feasibility review and a boundary survey before you go firm on a raw lot. Coordinate early with Moore County Environmental Health for septic and well evaluations. The Moore County Environmental Health page covers permits and records.
- Vet your builder. Ask for license and insurance, recent references, visitable finished homes, and a detailed estimate with allowances. Local events like the MCHBA Spring Home & Garden Expo are great for meeting vetted pros.
- Compare financing. Review construction-to-permanent versus stand-alone construction loans, draw schedules, inspections, and reserves. The CFPB’s construction loan guide outlines key features and consumer protections.
- Plan reviews and permits. Budget time for any Historic District or HOA design review and submit permits through the Village’s e-permitting system. See the Village’s Building Permits page for the Permit Center.
- Budget contingency and warranty. Keep a 5 to 15 percent contingency for upgrades or overruns and confirm written warranty coverage, claim steps, and transferability. Learn how a 1-2-10 style warranty typically works in this industry overview.
Action plan if you prefer resale
- Get records early. Ask your agent to verify sewer or well status, septic permits, and any open code items using county and Village resources. Start with Moore County Environmental Health for septic and well records.
- Schedule inspections. Order a general home inspection and, if applicable, septic and well specialists during due diligence. Extend the window if records are incomplete.
- Manage the timeline. Expect about 30 to 45 days from offer to close with financing. Coordinate appraisal and underwriting early to avoid preventable delays. A consumer guide from AmeriSave summarizes this typical timeframe.
Pinehurst-specific watch-outs
- Historic and design review. Lots within the Village Historic District or under neighborhood architectural rules may require approvals before you can build. Start with the Village Planning & Inspections resources.
- E-permitting. The Village requires electronic permit submission through its Permit Center. This streamlines intake but does not shorten technical reviews. Visit the Village’s Building Permits page for submittal details.
- Utilities. Do not assume public sewer and water are at the street. Confirm service availability and connection costs. In some new subdivisions, developers may provide water and sewer infrastructure, which can affect your lot choice and budget. Read more context at Sandhills Sentinel.
- Septic and wells. For properties outside municipal utilities, septic capacity and well placement shape your site plan. Coordinate with Moore County Environmental Health early.
Ready to compare options on the ground?
If you want a clear, step-by-step path to either build or buy a great home in Pinehurst, I will guide you through neighborhoods, lots, design review, inspections, and the right lender contacts. Let’s align your timeline, budget, and lifestyle so you can move forward with confidence. Let’s Connect with Kelly Ward KW Realty.
FAQs
How long does it take to build a house in Pinehurst?
- Expect roughly 9 to 10 months for the construction phase on average, with 12 to 18 months or more common for fully custom builds, plus time for design and permitting.
What is a construction-to-permanent loan and why choose it?
- It is a single-close loan that funds construction through draws, then converts to a standard mortgage at completion, which can simplify paperwork and lock long-term terms earlier.
Do I need special approvals to build in the Village of Pinehurst?
- Many sites require design review, and Historic District lots often need a Certificate of Appropriateness before building permits; confirm requirements with the Village Planning & Inspections office.
How fast can I close on a resale home in Pinehurst?
- Most financed transactions close in about 30 to 45 days after an accepted offer, while cash can be faster if inspections and title work are ready.
How do septic and well systems affect my purchase?
- They add steps and timing to due diligence, including specialized inspections and county records checks, and they influence site planning and future maintenance.
Are buildable lots scarce in the Village core?
- Yes, developable land within the Village is limited, so many buyers consider nearby communities or private parcels when building custom homes.
