02 · Custom & Luxury

When your home should be exactly yours.

Custom builders design a home from your site, your family, and your daily routines — not from a plan library. This is a slower, more design-led, more expensive way to build. When it's right, nothing else compares.

Before you interview builders

What "custom" actually means.

Semi-custom vs. fully custom

Semi-custom builders start from a plan library and let you modify structural options and finishes. Fully custom builders start from a blank sheet — every wall, roof line, and window is designed for your site.

Building on your own lot

Custom builders build wherever you have (or can find) a lot — subject to zoning, utilities, perc tests, and site prep. This unlocks locations that production builders don't serve, but it moves site-related costs and risks to you.

Finding land

Most custom builds start with the lot. Look for zoning, utility access (public sewer vs. septic, well vs. municipal water), perc test results, easements, and access. A good lender and a good builder can both walk a parcel with you before you buy.

Lot preparation

Once you own the lot, you'll need clearing, grading, driveway, well or sewer connection, and possibly stormwater management. Budget 5 – 15% of the total build for site work on rural lots.

Working with architects

Some custom builders have in-house architects; others collaborate with independent firms. Either way, expect a 4 – 6 month design phase before construction can begin — this is where the decisions that matter most get made.

Budget planning

Custom homes are priced fixed-with-allowances or cost-plus. Build in a 10 – 15% contingency, and be honest with yourself and your builder about your true ceiling — not your comfortable number.

Construction financing

Custom builds require a construction-to-permanent loan (CTP) or a one-time-close loan. These are more complex than a standard mortgage. Corie Adams Lending Team structures both regularly for Lancaster and Dauphin County builds.

The Custom Builders

Five firms worth knowing.

PHB

01 · 2000s

Pine Hill Building Co.

A truly custom builder — every home designed for its site, its owners, and the way they actually live.

Areas served: Manheim Township, Warwick, Derry Township
Home styles: Modern Farmhouse, Transitional
Price point: $1.2M – $2.5M
Custom capability: Full custom — no plan constraints.
Avg. project size: 3,000 – 8,500+ sqft
Timeline: 12 – 18 months from contract; design phase 4 – 6 months.

Strengths

Fully custom — no plan library constraints
Detailed craftsmanship at the top of the market
Strong architect and designer network

Considerations

Longer timeline than production
Higher price point
Requires buyer engagement across selections and design

A common question

Is Pine Hill a production or custom builder?

Fully custom. Every home is site-specific and architect-designed.

Read the full Pine Hill Building Co. profile →

CCH

02 · 2010s

Costello Custom Homes

A boutique custom builder focused on high-craft site-specific homes in Lancaster County.

Areas served: Manheim Township, Warwick, Derry Township
Home styles: Modern Farmhouse, Classic Estate
Price point: $1.4M – $2.5M
Custom capability: Full custom.
Avg. project size: 3,200 – 7,500 sqft
Timeline: 12 – 18 months.

Strengths

Owner-on-site involvement
High-craft detail
Architect-friendly

Considerations

Longer timeline
Smaller volume — availability is limited

A common question

How many homes do they build a year?

Small volume by design — usually a handful of custom builds annually.

Read the full Costello Custom Homes profile →

CHG

03 · 2000s

Custom Home Group

A design-forward custom builder with a strong in-house architecture team.

Areas served: Manheim Township, Warwick, Derry Township
Home styles: Modern Farmhouse, Modern / Transitional
Price point: $1M – $1.8M
Custom capability: Full custom or semi-custom track.
Avg. project size: 2,800 – 6,500 sqft
Timeline: 10 – 15 months.

Strengths

In-house architecture
Portfolio breadth
Clear process

Considerations

Higher price point
Longer timeline than production

A common question

Do they do their own design?

Yes — in-house architecture and design.

Read the full Custom Home Group profile →

H&S

04 · 1980s

Horst & Son Inc.

A quiet, longstanding custom builder with a Mennonite-craftsmanship reputation.

Areas served: Countywide, scattered-lot
Home styles: Traditional, Craftsman
Price point: $800,000 – $1.3M
Custom capability: Full custom.
Avg. project size: 2,400 – 4,500 sqft
Timeline: 10 – 14 months.

Strengths

Owner involvement
Craftsmanship focus
Referral-based reputation

Considerations

Limited marketing means less public information
Smaller crew means fewer concurrent projects

A common question

Are they at the Parade of Homes?

Not typically — Horst & Son runs a referral-driven practice.

Read the full Horst & Son Inc. profile →

ECC

05 · 2010s

EC Custom Homes

A boutique custom builder focused on modern and transitional homes.

Areas served: Manheim Township, Warwick, Derry Township
Home styles: Modern, Transitional
Price point: $1.2M – $2M
Custom capability: Full custom.
Avg. project size: 3,000 – 6,000 sqft
Timeline: 11 – 15 months.

Strengths

Modern design focus
Owner involvement
Growing reputation

Considerations

Smaller volume than established peers
Higher price point than production

A common question

Do they do modern homes?

Yes — modern and transitional are their strongest categories.

Read the full EC Custom Homes profile →

Financing a custom build

The money side, briefly.

Custom builds don't use builder-financed pre-sale contracts. You'll need a construction-to-permanent loan or a one-time-close program. Both convert to a standard mortgage when the house is finished.

Full construction financing guide →

Construction-to-permanent loan (CTP): one closing, funds released in draws during construction, converts to a mortgage at completion.
One-time-close (OTC): similar to CTP but with a single locked rate for both phases.
Extended rate locks up to 12 – 18 months are available.
Down payment typically 10 – 25% on custom construction, depending on program.
Existing land equity may be usable as part of your down payment.
Jumbo, VA, and FHA construction options are all available for qualified buyers.

Custom builds start with the money

Before you interview architects, talk to Corie.

Construction financing shapes every decision that follows — budget, timeline, contingencies, and lot choice. A twenty-minute call sets the frame for the entire build.

Get Pre-Approved Construction Financing Guide

Editorial builder and community overviews are for educational purposes and reflect general market information. Pricing, availability, timelines, HOA fees, taxes, and floor plans change frequently — always confirm details directly with the builder before signing any contract.