How Our Preferred Builder Program Works

Building a new home in Missoula should feel exciting, not confusing. If you want the ease of a guided process with trusted local pros, our Preferred Builder Program brings the right people and steps together so you can move from lot to keys with confidence. You care about quality, clear timelines, and a smooth closing. This guide explains how our program works, what you can expect here in Missoula, and how we help you protect your investment from day one. Let’s dive in.

What “preferred builder” means

A preferred builder is a vetted local partner with proven quality, reliable communication, and consistent contract practices. Through our program, you get a streamlined path to select a builder, understand pricing, and set expectations from the start. You also benefit from a clear point of contact so questions get answered quickly.

Program highlights you can expect:

• Vetted Missoula-area builders with relevant experience.
• Predefined process steps, including design, inspections, and warranty touchpoints.
• Transparent pricing structure that distinguishes base features from upgrades.
• Coordinated communication among you, the builder, your lender, and our brokerage team.

Who the program serves

• Buyers planning a custom or semi-custom home at Canyon River or nearby Missoula neighborhoods.
• Owners selecting from model plans with curated finishes.
• Move-up or right-size buyers seeking low-maintenance living near the course, river, and trails.

We guide you from lot discovery through closing while protecting the community’s design integrity and your long-term value.

Step by step: from lot to keys

1. Introduction and pre-approval

• We clarify your goals and budget, then introduce our current preferred builder roster. You obtain a mortgage pre-approval, which is essential for lot and construction planning. If a builder suggests preferred lenders, you can review those options, but the choice is yours.

2. Lot selection and feasibility

• We help you evaluate lots in and around Canyon River. The builder assesses utilities, slope, grading, and any HOA or CCR requirements. Rural or fringe sites may require wells and septic, which can affect cost and time.

3. Contract and deposit

• You review the builder’s purchase or custom-home contract. It outlines base price, included features, allowances, payment schedule, change orders, timeline, and warranty terms. Deposits and earnest money follow the written agreement. If you purchase a third-party lot, that is a separate contract.

4. Design and selections

• You meet for finishes and upgrades. Our program often uses clear allowances or package pricing so you can weigh cost and value. Your choices are documented to keep the build on track.

5. Permits and pre-construction

• The builder secures required permits with Missoula City or Missoula County and organizes site work and utility connections. Timelines vary based on workload, completeness of plans, and site conditions.

6. Construction and inspections

• Construction moves through foundation, framing, rough systems, insulation and drywall, then finishes. City or county inspectors review code compliance. You can also schedule independent inspections at key milestones such as pre-drywall and final.

7. Walkthrough, punch list, and closing

• Before closing, you complete a final walkthrough to note items for the builder to address. Closing occurs when construction is complete or through a construction-to-permanent loan process.

Estimated timelines

• Design and selections: 2 to 8 weeks.
• Permitting: a few weeks to several months, depending on volume and plans.
• Construction: 4 to 12 months, based on complexity, site work, and approvals.

These are general ranges. Always confirm the current schedule with your builder and the local building office.

Missoula rules and site considerations

Your builder will coordinate permits and code compliance, but it helps to know a few local factors upfront:

• Building codes and inspections. Missoula City and Missoula County require permits and inspections for structural, electrical, plumbing, and mechanical work. Requirements are based on International Codes with local amendments.
• Utilities. Many Missoula sites have municipal water and sewer. Some rural lots require wells and septic, which add design steps and costs.
• Floodplains and wetlands. Lots near the Clark Fork River and tributaries may have floodplain considerations that affect design and insurance.
• Wildfire risk. Western Montana sites benefit from defensible space planning and fire-rated materials, which can influence insurance and long-term maintenance.
• Subdivision rules. CC&Rs and HOA guidelines may limit exterior materials, building envelope, and accessory structures.
• Local fees. Connection fees and other charges can be significant. Ask for a written list of expected fees early in the process.

Your contract and protections

Here are key topics to review before you sign:

• Price structure. Understand what is included in the base price and how allowances work for cabinets, counters, flooring, and fixtures.
• Change orders. Know how changes are priced and how they affect the timeline.
• Payment and draws. Confirm schedules and how your funds are held and released.
• Inspection rights. Keep the option for independent inspections during construction.
• Timeline remedies. Review how delays are handled and what your remedies are.
• Lien protections. Ask how the builder manages mechanic’s lien waivers and pay applications. For Montana-specific practices, a title company or real estate attorney can explain common protections.

Common warranty framework

• Many builders offer a limited 1-year workmanship and materials warranty, 2 years on major systems, and a structural warranty often up to 10 years. Confirm the actual coverage and response times in writing.

Financing and incentives

You have choices in how you finance a new build:

• Construction-to-permanent loans. A single closing that converts to a standard mortgage at completion.
• Stand-alone construction loans. Short-term construction financing followed by a separate mortgage.
• Government-backed options. Depending on eligibility and program rules, FHA, VA, or USDA one-time close programs may be available.

Appraisals for new homes rely on comparable sales and your specifications. Highly unique upgrades may not fully appraise. If the value comes in short, your contract should outline next steps for addressing the gap.

Incentives are sometimes available through preferred programs, such as upgrade credits or closing cost contributions. Always request written details and note if an incentive requires using a specific lender or title company.

Buyer checklist before signing

• Mortgage pre-approval
• Review full builder contract and included features list
• Confirm builder insurance and registrations
• Ask for references and recent completed project tours
• Schedule independent inspections during construction

Questions to ask the builder

• What is included in the base price vs. upgrades?
• What are the typical timelines and key milestone dates?
• How are change orders handled and priced?
• What warranty is provided and how do warranty claims work?
• Can you provide sample contracts and lien waiver practices?

What you do next

• Share your goals and ideal timeline with us.
• Tour available lots and model plans.
• Meet our preferred builders and compare fit, budget, and approach.
• Confirm financing and review the contract and warranty documents.

When you are ready, we will coordinate the next step so you can focus on the fun parts of building in Missoula near the fairways, river, and trails.

Ready to start or want to see the current builder roster and timelines? Connect with Stephanie Nelson to talk through your plans and see what is possible.

FAQs

How is a preferred builder different from any local builder?

• Preferred builders are pre-vetted partners with established contracts, communication practices, and predictable timelines for program clients.

Do I have to use the builder’s preferred lender or title company?

• No, not typically. Incentives may be conditional, so review any requirements in writing and compare lender quotes.

How much time does the program save?

• You may save time during onboarding and selections thanks to clear processes and pre-set terms. Permitting and construction durations still apply.

What happens if the builder misses the completion date?

• Your purchase contract controls the remedy. Options can include extended deadlines, negotiated credits, or termination rights. Review terms before signing.

Can I get independent inspections during construction?

• Yes. Municipal inspections are required, and you can hire an independent inspector for key milestones such as pre-drywall and final.

What does the builder’s warranty usually cover?

• Many builders provide a limited 1-year workmanship warranty, 2 years for major systems, and longer structural coverage. Confirm exact terms in writing.

Will all upgrades appraise for what they cost?

• Not always. Appraisals rely on comparable sales. Highly customized features may not fully appraise, which can affect financing.

What local Missoula factors affect design and cost?

• Utilities, floodplain status, wildfire considerations, subdivision rules, and local fees can all influence plan choices, pricing, and timelines.