Our Shenandoah Valley New Home Portfolio
What to Expect When Building With Us
We understand that building a home comes with a lot of questions. Whether you’re just starting to explore the process or you’re ready to move forward, our goal is to make each step clear and straightforward. Below are answers to some of the questions we hear most often. These are meant to give you a general sense of how we work, what to expect, and how we approach building homes in our communities.
General Questions
Can I visit the site during construction?
We understand the excitement of watching your home take shape. At the same time, active construction sites carry real safety
risks, and we’re required to limit access under federal, state, and local guidelines, as well as our insurance requirements.
All of our contracts include the following clause:
“As a consideration to public safety and for reasons related to insurance requirements, Purchaser shall not enter the lot during the construction of improvements unless authorized in writing and accompanied by a representative of Seller and at a time mutually
agreed upon. Purchaser understands that the construction site is hazardous and agrees to comply with the safety rules and requests of Seller and will not hold Seller responsible for injuries sustained at the construction site.”
We do have guidelines in place that allow for scheduled visits. Those are explained in our Residential New Build Addendum document, which you’ll receive during PreConstruction.
Can I visit the site during construction?
We understand the excitement of watching your home take shape. At the same time, active construction sites carry real safety
risks, and we’re required to limit access under federal, state, and local guidelines, as well as our insurance requirements.
All of our contracts include the following clause:
“As a consideration to public safety and for reasons related to insurance requirements, Purchaser shall not enter the lot during the construction of improvements unless authorized in writing and accompanied by a representative of Seller and at a time mutually
agreed upon. Purchaser understands that the construction site is hazardous and agrees to comply with the safety rules and requests of Seller and will not hold Seller responsible for injuries sustained at the construction site.”
We do have guidelines in place that allow for scheduled visits. Those are explained in our Residential New Build Addendum document, which you’ll receive during PreConstruction.
What if we want to make a change after signing the contract?
We understand that ideas can evolve as you move through the building process. Once your contract is signed, requested changes are reviewed on a case-by-case basis. Depending on where your home is in construction, some changes may be possible while others may no longer be feasible due to scheduling, permitting, or materials already ordered.
If a change is approved, we’ll provide updated pricing and any impact it may have on your construction timeline before moving forward.
Do you have Preferred Lenders?
Yes. We work with a network of trusted Preferred Lenders who are familiar with our building process and can help make financing as smooth as possible. While you’re welcome to use a lender of your choice, many customers find value in working with lenders who understand our timelines and new construction requirements.
We’ll be happy to provide a current list of Preferred Lenders during your initial consultation.
Building in One of Our Communities
Where do we start?
Every home we build at Oaktree Builders in our begins with two agreements: a Lot Reservation and a PreConstruction Agreement.
PreConstruction is a time to get to know each other. You’ll learn how we work, and we’ll learn what matters most to you. During this phase, we work together to customize your floor plan, develop the full scope of work, and build out detailed pricing, including any upgrades or downgrades you’d like to consider. You’ll make 100% of your selections. By the end of PreConstruction, you’ll have a final drawing, locked selections, and a construction timeline.
The Lot Reservation Agreement runs alongside PreConstruction and holds your preferred lot for 30 days while we work through the process together.
A non-refundable PreConstruction fee is paid at signing by the buyer. See deposit details below.
Do I need to choose a floor plan before we get started?
No. During PreConstruction, we’ll help you explore available floor plans and discuss the features that matter most to you. Together, we’ll customize the layout to fit your lifestyle before finalizing plans and selections.
What are the current base prices, and what's included?
Base pricing varies depending on the community, homesite, and floor plan you choose. Your base price includes the standard features and specifications outlined for that particular home. During PreConstruction, we’ll review everything that’s included and discuss any optional upgrades or modifications you’re considering.
How closely does the base price reflect my final cost?
The base price serves as a starting point. Your final investment will depend on the floor plan, homesite, structural options, design selections, and any upgrades you choose during PreConstruction. Before construction begins, you’ll receive detailed pricing and final approval so you know exactly what to expect.
Will any other payments be due during construction?
Your purchase agreement outlines all required payments. Aside from the initial PreConstruction fee and any deposits required by your contract, additional payments may only apply if approved changes are made during construction. We’ll clearly communicate any payment requirements throughout the process.
What kind of timeline can I expect?
Every home is unique, and construction timelines vary based on the floor plan, permitting, weather, material availability, and overall project complexity. Once your plans and selections are finalized, we’ll provide a projected construction schedule and keep you informed as your home progresses.
What do I need to consider if I have a home to sell?
If you’re planning to sell your current home, it’s important to discuss your timing with both your real estate agent and lender early in the process. We’ll work with you to coordinate your construction schedule as much as possible, but market conditions and closing timelines should also be taken into consideration when planning your move.
Custom Home Builds
Where do we start?
Every custom home we build begins with a PreConstruction Agreement. Typically, customers already own the property on which the home will be built. If you haven’t purchased land yet, let us know early so we can factor that into the timeline and process.
PreConstruction is a time to get to know each other. You’ll learn how we work, and we’ll learn what matters most to you. During this phase, we work together to customize your floor plan, develop the full scope of work, and build out detailed pricing, including any upgrades or downgrades you’d like to consider. You’ll make 100% of your selections. By the end of PreConstruction, you’ll have a final drawing, locked selections, and a construction timeline.
A non-refundable PreConstruction fee is paid at signing by the buyer. See deposit details below.
How do we select and finalize the floor plan?
The process begins by understanding how you want your home to live and function. Whether you’re starting with one of our plans or bringing your own ideas, we’ll work together during PreConstruction to customize the layout, finalize design details, and complete all selections before construction begins.
What is the required deposit?
A non-refundable PreConstruction fee is due when the PreConstruction Agreement is signed. Any additional deposits required for your project will be clearly outlined in your agreement and reviewed with you before construction moves forward.
Will any other payments be due during construction?
Construction payment schedules vary depending on the type of financing and the terms of your agreement. Before construction begins, we’ll explain the payment schedule so you understand when payments are due and what each milestone represents.
What will my home cost?
The cost of a custom home depends on many factors, including the size of the home, design complexity, homesite conditions, finishes, and selected upgrades. During PreConstruction, we’ll develop detailed pricing based on your specific plans so you’ll have a clear understanding of the investment before construction starts.
What is the next step after PreConstruction?
Once PreConstruction is complete and your plans, pricing, and selections have been finalized, we’ll move into the construction phase. At that point, permits will be finalized as needed, scheduling will begin, and your home will enter our building process.
When will you begin building, and how long will it take?
Construction begins after all required approvals, permits, financing, and documentation have been completed. The overall timeline depends on the size and complexity of the home, weather conditions, and material availability. We’ll provide an estimated schedule before construction starts and keep you updated throughout the build.
Can I visit the site during construction?
Yes, but only through scheduled visits approved by Oaktree Builders. Because active construction sites present safety hazards, all site visits must comply with our safety policies and insurance requirements. We’ll coordinate appropriate opportunities for you to see your home’s progress during construction.