Build on Your Own Lot · North Georgia
Your land is your down payment.
Own a paid-off lot in Canton, Woodstock, Ball Ground, Jasper, Ellijay, or anywhere across North Georgia? TIH builds your custom home on the land you already own — and your equity often replaces the cash down payment.
The Short Answer
If you own land in Cherokee, Pickens, Gilmer, Fannin, Bartow, Forsyth, or northern Cobb County that's paid off or close to it, you can use the equity as your down payment on a construction loan — often building a custom home with $0 cash down beyond closing.
TIH Homes specializes in Build on Your Own Lot projects starting from $400K+. We handle land evaluation, permits, site prep, well or septic, construction financing guidance — everything between your deed and your finished home.
The Real Questions
"Is my land usable?"
The first question every BOL customer asks is rarely about square footage or kitchens. It's about the land. Here's what we look at before saying yes.
Terrain & Drainage
Slope, soil type, rock layer, water table, and natural drainage all affect cost. A free site walk tells us — and tells you — what your lot can hold.
Utilities & Driveway
Public water or well? Sewer or septic? Power line distance? Driveway length? We handle every connection and quote the cost up front.
Zoning & Permits
Setbacks, easements, HOA covenants, subdivision restrictions, county permit lead times. We've done thousands of these — in every county we serve.
The Financing Advantage
Your land equity is the down payment.
Most builders won't say this plainly because they want you in a master-planned community. We will. If your land is paid off, a construction lender treats that equity as your skin in the game. In many cases that means no additional cash down.
(in many cases)
Start Here
to Keys
Financing Partner
Pickens Community Bank
North Georgia construction lender that understands BOL. Local underwriting, faster decisions, real people on the phone.
The BOL Process
From Deed to Keys
in Four Stages
Free Land Evaluation
We walk your lot. We look at slope, drainage, access, utilities. We tell you what's possible and what it'll cost in plain English. No contract yet.
Plan & Financing
Choose a TIH floor plan or start from scratch. We refer you to a construction lender who specializes in BOL. Your land equity becomes your down payment.
Permits & Site Work
We pull every permit, run every survey, install driveway, well/septic, and utilities. You sign the paperwork; we handle the bureaucracy.
Build & Orientation
Construction runs nine to twelve months. We end with the two-hour TIH Orientation — an education in your home before you turn the key.
Build on Your Own Lot — Common Questions
How does Build on Your Own Lot financing work?
If your land is paid off (or close to it), a construction lender treats the land equity as your down payment. In many cases that means $0 cash out of pocket beyond closing costs. TIH works with lenders who specialize in BOL financing and we walk you through the paperwork.
Can you build on any lot in North Georgia?
We need to evaluate buildability first. Some lots have terrain, drainage, or zoning constraints that affect cost or feasibility. The land evaluation is free and we tell you the truth about what your lot can support before any contract is signed.
How long does a Build on Your Own Lot project take?
Most BOL projects on a previously cleared, utility-ready lot complete in nine to twelve months. Heavily wooded or sloped lots add time for site work. We give you a realistic timeline at the land evaluation.
Do I need to clear the land first?
No. TIH handles clearing, grading, driveway, septic or sewer connection, well or water tap, and electrical service. You hand us the deed; we hand you the keys.
What's the lowest price you build at?
TIH custom homes on your land start from $400K+, depending on square footage and finish level. We build homes from the $350s through $1.5M+ depending on what you want.
What if my land needs septic instead of sewer?
That's normal in rural North Georgia. We handle perc testing, septic design, and installation. The cost varies by soil; we quote it after the site evaluation.
Can I use a TIH floor plan instead of designing from scratch?
Yes. We have a collection of recent floor plans ready to build, plus a legacy archive of plans we've built dozens of times. Or we can design something completely custom. Same construction quality either way.
Tell Us About Your Land.
Address, county, rough acreage. We'll come out, walk it, and tell you what's possible. Free. No obligation.
Schedule My Land Evaluation