Early Lot Access in Goshen: Leverage Our Builder Partnership

Want first pick of a homesite in Goshen before the general market sees it? Early lot access can put you at the front of the line, often with pricing protection and more time to design your home the right way. If you are thinking about building in Elkhart County, you deserve a clear plan that covers financing, due diligence, permits, and timelines, not just a sales pitch. In this guide, you will learn how early lot access works in Goshen, what to verify on each lot, and how to move from reservation to move-in with confidence. Let’s dive in.

What early lot access means in Goshen

Early lot access is a program where a builder or developer gives select buyers the chance to reserve lots before the community is broadly marketed. Through a builder partnership, you can see lot maps early, choose from better locations, and often secure pricing or incentives before demand ramps up.

This approach can be powerful in Goshen and the greater Elkhart County area. You get earlier design selections, the possibility of upgrade allowances or closing-cost help, and fewer change-order surprises because decisions start sooner. Early access does not skip required steps like permits, utilities, or inspections. It simply gives you a head start so you can plan and budget with more control.

How our builder partnership works

Our team operates with a preferred-agent relationship that opens doors to lots before public release in select Northern Indiana communities. In many programs, the builder reserves a block of homesites and allows qualified clients to place a reservation or go under contract ahead of general marketing. Specific incentives vary by community and time frame, and can include items such as lot or upgrade credits, flexible build windows, priority design-center scheduling, or a short-term price guarantee.

Here is the typical high-level flow:

• Preview the plat and lot list, including setbacks and any preliminary site costs.
• Select a lot and confirm the reservation or purchase process, including deposits and escrow terms.
• Meet the builder to review plan options, inclusion lists, and contract details.
• Start due diligence on zoning, utilities, site work, and permits before moving forward.

Early access enhances your choices, but it also adds responsibility. You should verify the details that affect buildability, cost, and timeline before you lock in a lot.

Financing your lot and build

Buying a lot and building a home is different from purchasing a resale home. You have a few paths to consider:

• Construction-to-permanent loan (single-close). This funds construction in draws and converts to a mortgage at completion. It can reduce re-qualification risk.
• Two-close construction loan. You close on a separate construction loan, then later close on your permanent mortgage. This can add cost and complexity.
• Lot-only loan. Used when you want to hold the lot before you build. These often require higher down payments and rates.
• Conventional mortgage after completion. You or the builder carry costs during construction, then you secure a standard mortgage at the end.
• Government-supported options. Depending on location and eligibility, you may explore programs such as USDA rural development for qualifying areas.

Whichever route you choose, ask your lender for a clear outline of down payment, draw schedules, rate lock options, and contingency plans for delays. A strong lender that understands construction lending can keep your project on track.

Timeline from reservation to move-in

Your timeline will depend on the builder, plan complexity, season, and review periods. A common pattern is:

• Lot reservation to permit issuance. Plan for several weeks to a few months as you complete site plans and the city reviews your submittals.
• Construction to completion. Expect about 6 to 12 months for a typical single-family build, with allowances for weather and material lead times.

Build in contingency time for permits, utilities, and inspections. Written confirmation of target dates from your builder and lender helps set realistic expectations.

True cost of building in Elkhart County

Your base house price is only part of the picture. Create a complete budget that includes:

• Lot purchase price and closing costs
• Site preparation, grading, erosion control, and any tree work
• Utility hookups, tap-in fees, and potential main extensions
• Septic and well costs if outside city utilities
• Stormwater management fees and impact fees where applicable
• Building permits and inspection fees
• Builder deposits and option or upgrade selections
• Interim taxes and insurance during construction

A transparent cost breakdown, early in the process, reduces stress and prevents mid-build surprises.

Lot due diligence in Goshen

The right lot is more than a view or a street address. Use this checklist to protect your investment.

Zoning, setbacks, and covenants

• Confirm the zoning classification and what you can build on the lot. Ask about setbacks, lot coverage, and accessory structures with the City of Goshen Planning and Zoning office.
• Review any subdivision covenants, conditions, and restrictions. Note exterior design rules, fence guidelines, or rental restrictions if a homeowners association applies.

Title, survey, and boundaries

• Order a title commitment and check for easements, encroachments, or access limitations that may affect your plan.
• Obtain a current boundary survey. For more complex sites, consider an ALTA survey based on project needs.

Site conditions and environmental

• Request a soils or geotechnical review if there are concerns about bearing capacity, drainage, or slope.
• Verify floodplain status through FEMA mapping and coordinate with the local floodplain administrator if needed.
• If the site is near a stream or low-lying area, consider wetlands review through the appropriate state resources.

Utilities and permits

• Confirm availability and capacity for water, sanitary sewer, stormwater, and electrical. Get the builder’s utility feasibility letter when available.
• Ask for written estimates of tap-in fees, connection costs, and any required line extensions.
• Review the building permit process, submittal requirements, and typical timelines with the Goshen Building Department.

Access, roads, and construction logistics

• Clarify who completes roadways, sidewalks, and curbs, and when those improvements are scheduled.
• Confirm construction access, staging areas, parking rules, and any seasonal restrictions that could affect your build.

Permits and local contacts you will use

You will work with several local offices as you move from reservation to building permits. Plan to coordinate with:

• City of Goshen Planning and Zoning for zoning verification and subdivision approvals.
• Goshen Building Department for permits, inspections, and review timelines.
• Elkhart County Assessor and Recorder for property tax information, legal descriptions, and deed records.
• Elkhart County Health Department for onsite sewage permits and soils testing if outside city utilities.
• FEMA flood mapping resources and state environmental resources for floodplain and wetlands checks.
• A local title company for title insurance, endorsements, and easement review.

If you need introductions, we can connect you with experienced local professionals so you have the right contacts at the right time.

Common risks and how to mitigate them

Every lot has tradeoffs. Here are the most frequent issues and how to plan around them.

• Site work surprises. A lower lot price can hide higher grading or utility costs. Mitigation: request a builder cost breakdown and site-prep estimate before you commit.
• Permit or utility delays. These can extend interim financing costs. Mitigation: build in generous contingency windows and get estimated timelines in writing from the builder and lender.
• Supply and labor volatility. Prices and schedules can shift during construction. Mitigation: choose reputable local builders with clear inclusion lists and change-order policies. Consider fixed-price contracts where available.
• Resale concerns. Narrow or highly restricted lots can affect future marketability. Mitigation: review comparable sales and neighborhood plans. Ask how covenants shape long-term value.

How to get started in Goshen

A structured plan keeps you ahead of the curve. Here is a simple path to follow:

1. Strategy consult. Share your goals, timeline, and budget. We explain the early access opportunities available now.
2. Builder packet and lot preview. Review the plat, lot list, setback notes, and any preliminary site-cost guidance.
3. Lender alignment. Select your financing path and request a clear summary of down payment, draws, and rate strategy.
4. Field walk and selection. Visit target lots, confirm views, topography, and access, then choose your top options.
5. Reservation and due diligence. Place your reservation or go under contract with the right contingencies. Start survey, title, and utility checks.
6. Plan and design. Meet the builder to finalize inclusions and options. Align allowances with your budget.
7. Permits and scheduling. Submit plans, track permit milestones with the builder, and prepare for construction start.
8. Build and close. Monitor progress, manage draws, schedule inspections, and prepare for a smooth conversion to your permanent loan.

Throughout, you should consult your legal, tax, and lending advisors so your decisions fit your situation.

Ready to see what is available now and learn how early access can work for you in Goshen? Reach out to Mike Lee's Team to request the current builder packet, preview lots, and map the steps to your new home.

FAQs

How does early lot access in Goshen work?

• A builder grants select buyers the chance to reserve lots before public marketing, often with incentives and early design scheduling, subject to due diligence and permits.

What deposit is typical to reserve a lot?

• Amounts vary by community and agreement, so confirm the reservation fee or earnest money and escrow terms in writing before you commit.

Can I finance the lot and construction together?

• Yes, a single-close construction-to-permanent loan can fund the build in draws and convert to a mortgage at completion, which reduces re-qualification risk.

How long from reservation to move-in in Goshen?

• Plan for several weeks to a few months for permits, plus about 6 to 12 months for construction, depending on design complexity, weather, and builder capacity.

Who handles utilities and road work in new subdivisions?

• Responsibilities are set in the development and builder documents, so verify in the builder packet and recorded plat who pays for taps, extensions, and improvements.

Are there HOA rules in Goshen’s new communities?

• Many new subdivisions have covenants; always review CC&Rs for design guidelines, exterior materials, fencing, and other property-use rules before closing.

What if my lot is outside Goshen’s city utilities?

• You may need a private well and septic system, so coordinate with the Elkhart County Health Department on soils testing and permit requirements before building.