Eric: Howdy, everyone. Welcome to Tilson Live. It is Tuesday at 2:00, and we are coming to you live, as we do every Tuesday, to talk about all things building a custom home on your land. I’m Eric Alarid, part of the fourth generation of the Tilson family. We have an extra person with us today, and we’ll talk to him in a minute. I’m joined each week by the great, marvelous, masterful Dawn Dantzler, Tilson’s Vice President of Marketing and Customer Experience. Welcome, Dawn.

Dawn: Hey, Eric. How’s it going?

Eric: Hot. Summertime is upon us, and it’s awesome. We’re excited that everyone is joining us. Jump into the chat and tell us where you’re watching from, where you’re building, and what part of the process you are in. We are live on YouTube, Facebook, and, as far as I know, Instagram, so please share your questions and comments.

Eric: While you’re doing that, I have a very special guest—repeat offender, I’m sorry, guest—joining us today: Mr. John McIntyre, Manager of Land Preparation and Site Evaluation, and an expert in all the things that differentiate us from production subdivisions. John, welcome. How are you?

John: Thank you. I’m doing well. Thanks for having me.

Eric: Awesome. Tell us a little about yourself—what you’ve been doing at Tilson Homes, where you came from, your background and where you were born and raised—and what you see in the site-evaluation and site-preparation field that is a little different.

John: I was born and raised in Lindale, Texas. I studied wildlife biology in school and, shortly afterward, transitioned fairly quickly into more traditional agriculture. My brother has now been at Tilson for 10 years; he spent his first three years trying to convince me this was where I needed to be. I have been here for six and a half years now.

John: We see it all in the field. We see properties in town that are nearly ready to go from day one, and we see farms and ranches where no thought has ever been given to developing them until now. We see everything in between, from mountains to flatlands to swamps.

Eric: That’s exactly right. The biggest differentiator with building on your lot is that we are in the land-development and home-building business. John and his team are the first boots on the ground to meet customers at their sites and help answer questions: Where are utilities coming from? Where are power and water coming from? How far back from the road should the house sit? Do you want it squared with your neighbor, another building, or neither? You may be on a cul-de-sac. How do you want the home to sit?

Eric: John’s team helps you fulfill that vision, so you do not have to worry about where the house will go. They help every step of the way across Texas. We can talk about whatever you want today, but Dawn, what are we specifically talking about?

Dawn: We’re talking about land preparation. As Eric said, it is the biggest difference between building on your lot and any other way to get a home. In other situations, either the house is already there or the builder already owns the property and has figured out how everything will happen. This is what sets the process apart. John is the expert, and he is here to talk through what you can expect and how we get a piece of property that has never been touched ready for a new home.

Eric: We have a presentation that John will walk us through. Any questions or comments about site preparation belong here. This is where most questions arise, and it is the biggest difference between buying a resale or production home and building on your land. These are the nuts and bolts you need to know and that we can help walk you through.

Eric: We will talk about water, power, septic, gas, culverts, construction drives, clearing, and more. If that sparks questions about design, customization, permitting, or anything else, please ask. We want to answer your questions and make you comfortable with the process. We have been doing this for the better part of 100 years, and we can guide you through it.

Dawn: On Facebook, Crystal says, “Hi, we finished our build in March. We did the rock wall in Bell County.” That’s awesome and beautiful—thanks for joining us. Wade is checking in from St. Hedwig, Texas, and is praying to build a Tilson home in the next five years.

Eric: Awesome. We have waited 95 years; we can wait five more years. We’ll be here for you.

Dawn: We also have someone joining us from India on Instagram.

Eric: Wow, that’s neat. It must be late at night or early in the morning there. Welcome from India. Let’s go ahead and begin. If anyone on YouTube wants to say hi so we can make sure everything is working, I would appreciate it.

Dawn: I’ll briefly touch on Tilson’s history for anyone joining us for the first time. Today we will cover our history, what building on your lot means, pre-construction responsibilities, important documents, utilities, site access, site planning, and site preparation.

Dawn: We are Tilson Homes. We have built exclusively on customers’ lots throughout rural Texas for 90 years. Founded in 1932, we are Texas family-owned and operated through four generations. We have built more than 40,000 homes on customers’ land in Texas, and about 10 families each week move into a new Tilson home. If you are looking for experts in this, you have found us; very few have more experience.

Dawn: When we say “built on your lot,” we simply mean that you own the land and we build a house on it. You might call it a lot, land, a farm, a ranch, retirement property, a second home, or lake property. The key point is that it is your property; we do not own it. That is why the process differs from other ways of building.

Dawn: As we get ready for construction, there are pre-construction responsibilities because the operative word in “built on your lot” is “your.” Since we do not own the property, there are certain things we cannot do. As the property owner, we need your assistance with these items.

Dawn: First, we need a 911 address. We can guide you and tell you who to contact to request it, so the property is registered with the county and emergency services can reach it during construction and afterward. We also need utility accounts set up. Establishing electric or water service may require granting an easement on your property, and because it is your property, we cannot do that or establish those accounts for you. We will guide you through the process.

Dawn: In a few remaining counties, the property owner must file permit applications. We can help fill out the paperwork, but you will need to turn it in. You are also responsible for anything outside the base-home price that you choose to do instead of having us do it, such as site clearing or septic systems. We can help with any of that, but you are welcome to handle it yourself.

Dawn: Before we can enter an agreement with you, we need several items: a deed, title insurance, a plat or survey, and any deed restrictions on the property. By deed, we mean the documentation showing that you own the land on which you want us to build. We are looking for the county-filed document identifying the grantor, or seller, and the grantee, or buyer.

Dawn: The deed should contain the property’s legal description and location. It may or may not show the sales price; that is not necessary. What is necessary is that the seller’s signature is notarized and that the deed was recorded with the county. Recording is what makes the property exchange valid. The name on the deed must also match the names of the people signing an agreement with us.

Dawn: We highly recommend a title insurance policy. If you are purchasing property, please get title insurance, even if the land is a gift from family. It protects you and guarantees the chain of legal ownership. The title company will review the property’s history to make sure every transfer was clean and that there are no liens. This protects you from a later claim that you owe money for past work on the property or that someone else is actually the owner.

Dawn: Request the title policy from your title company as soon as your contract and earnest money exchange hands, so you know you are clear before closing. We also want to see a boundary survey. The seller should be able to provide one when you purchase the property; if not, order one immediately. You will want to review it.

Dawn: A boundary survey is a drawing of the property. Before building begins, the corner pins shown on the survey need to be located and flagged on the property. The survey shows building lines, including how far the home must be set back and which portions of the property are buildable. It also shows easements, setbacks, property dimensions, and ideally flood-zone information.

Dawn: The survey must have the seal and signature of a registered professional land surveyor, showing that it was properly completed. The final document we need is any deed restrictions and covenants. As you consider purchasing property, find out what covenants apply. Some properties have none, but developed communities likely have them.

Dawn: Get a copy of the restrictions and actually read them. Do not treat them like app terms and conditions. When you buy the property, you agree to follow those rules whether you like them or not. They often state minimum square footage, maximum height, and required materials. Lakefront property, for example, may have maximum-height requirements to preserve water views for people who are not directly on the lake.

Dawn: Restrictions may specify masonry percentages and define what masonry means. They often require a garage and may state the minimum and maximum number of bays and the direction those bays must face. Depending on the community, there may also be a process for getting everything approved.

Dawn: Larger communities may have construction requirements, including deposits, permitted work hours, and even limits on truck weights, which can affect how we pour a foundation. Bring those documents in so we can review them, get started, and make sure everyone is following the rules.

Dawn: We had a couple of people check in from YouTube. Faith says hello from our OSC team; they are ready to help. Stacy says hello from Tarrant County and says she is building a Woodland A in Mansfield, with site evaluation on Thursday. That is exciting. John can tell you what to expect in that meeting. John, I’ll pass it over to you to talk about utilities.

John: Utilities are naturally necessary when a home is built, but surprisingly, some are necessary before we can begin construction. We need electricity to build a home, and OSHA often requires water in addition to our practical need for it. We cannot obtain a building permit without a sewer or septic plan already in place, which in most cases will be a septic permit. Natural gas and propane are optional, and we will discuss those as well.

John: Power comes first because it is needed at almost every stage of construction. We need to know how power will reach the home and what the provider needs in order to bring it onto your property. The examples shown can all provide temporary power for an extension cord, but we first need to determine whether the setup will be permanent—usable now and connected later—or purely temporary, with the equipment ultimately mounted on the house.

John: In every case, we want to meet with the power provider. As mentioned earlier, they may need easements, and there are several ways to bring power onto a property. We need to understand the equipment so we can either provide the correct equipment on the home or plan for tying into it during and at the end of construction.

John: We ask customers to set up the electric service because we cannot do that for them, but we want to attend the meeting and advocate for them. Power may be overhead or underground. We have diagrammed 11 different approaches to help people understand the jargon, and there are even a few variations we have not diagrammed. There are a lot of ways to accomplish it, and we want to be part of the conversation so everyone stays on the same page.

John: Water is needed during construction for tasks such as cleaning paintbrushes and mixing mortar and grout. It is physically necessary to build the house and also an OSHA requirement for cleanliness. There are two ways to get water onto the property. When public municipal water is available, we will probably use a meter; that is the arrangement most people are familiar with, receiving a water bill each month.

John: Other customers live far enough outside town, or simply choose, to drill a water well and be a little more off-grid. That means pumping your own groundwater, which can come from very deep underground depending on where you live. We discuss which approach the customer intends to take. If public water is available, we explain how to meet with the water company and get a meter installed. In some cases, we can arrange a well driller on the customer’s behalf, or help the customer find one.

John: Shared wells used to be extremely common, although I have not seen as many lately. You do not necessarily have to drill your own well. Because many of our customers build near family or on recently subdivided land, a young couple building next to Mom and Dad may be able to get legal access to an existing neighboring well. There are legal documents involved, and you generally have to know that neighbor very well, but it is possible in many cases.

John: With septic and sewer, most Tilson customers use septic because we predominantly build in rural settings. If sewer is available, we must use it. The municipal entity or MUD running the sewer system will either install a tap or tell us where it wants us to tap in, and we feed into that system for treatment.

John: For people outside town—and often even at the edge of town—sewer is not an option. Septic is an on-site sewage facility that treats wastewater essentially as the city would. Several types are available: aerobic systems, which are now most common, especially spray aerobic systems; conventional systems; and drip aerobic systems. The best approach can depend on the land, available space, a nearby lake or body of water, and TCEQ and FEMA rules.

John: We need to establish the septic plan, and often obtain a septic permit, long before we can receive a building permit.

Eric: John, are you comfortable walking us through the difference between an aerobic septic system and a conventional septic system?

John: Certainly. Conventional septic systems have no mechanical parts. Wastewater and solids flow into a holding tank, where bacteria break down the material over time. The solids settle to the bottom, while liquids remain above them. At a certain point, the tank fills and the liquid overflows or siphons off into the ground through a perforated pipe with a specified number of linear feet.

John: The pipe size is determined by the tank, and the tank is sized according to the home’s square footage or number of bedrooms. The water eventually returns to the soil, but only after natural bacterial processes have had time to break it down. An aerobic system speeds that process up. There are anaerobic and aerobic processes: one uses bacteria that thrive without oxygen and the other uses bacteria that thrive in the presence of oxygen. We force the waste through both processes.

John: The wastewater is broken down more fully and comes out much cleaner. It can then be placed on top of the soil through a spray line, usually leading to a couple of Rain Bird sprinkler heads much like a normal irrigation system. That is why aerobic systems have become common: they better meet FEMA and TCEQ requirements because the water is treated more thoroughly.

Eric: Aerobic systems also work on smaller lots, which is helpful. People say you can drink that water, although I would not try it.

John: If the system is well maintained, the water is supposedly treated to that degree by the time it goes through the process and is chlorinated at the end. It can occasionally have an odor. Aerobic systems do have mechanical parts: two pumps, an aerator, and a water pump to force the treated water out. The aerator provides oxygen to the bacteria in the second chamber.

John: Every county I know of requires a septic permit; there may still be counties without building-permit requirements, but not ones where you can install a septic system without permitting it. Septic systems must be designed by a licensed or registered sanitarian and appropriately sized under TCEQ regulations. There are requirements for gallons per day, holding capacity, and other criteria.

John: There can be space restrictions. For example, you would not want to spray treated water next to a water well that drops 400 feet into water being used by people within two miles. Most counties require a diagram showing the property, house, water well, septic system, and discharge area. We call that a septic design.

John: In certain counties with enough acreage, a septic design may not be required, but we ask for one because pipes leave the house through the concrete and must connect to the tank. Once the concrete is poured, we cannot move those pipes, so we must be completely aligned with the customer’s contractor before construction starts.

John: The septic designer will lay out the plan on paper, including soil conditions and location, and apply for the permit. Once the design is complete, there is a permitting process and sometimes the county requests revisions. More populated counties, such as Travis County, frequently have comments. We make the revisions, submit them, and ultimately obtain the permit so we can get a development permit.

John: Gas is optional but at times very popular. Natural gas can be thought of as a public utility, even though it technically is not. It is generally run through a subdivision or along a street, perhaps a county road, but does not reach far outside town in most cases. You set up an account with the gas provider, which meters your usage and bills you accordingly.

John: Alternatively, you can install a propane tank, purchase liquid propane, and have the tank filled, paying by the gallon much like a barbecue-tank exchange. Propane tanks can be aboveground or belowground and come in many sizes. Appliances that run on natural gas can generally run on propane, and vice versa, by swapping the appliance jets.

John: Access is crucial. If we cannot get to the site, it is hard to build a home. Trucks, concrete trucks, framers, electricians, plumbers, and everyone else must be able to reach it. Construction takes five, six, or seven months, and we know it will eventually rain in Texas. We need access every day, in all kinds of weather, so we can build homes as efficiently as possible.

John: When rain comes in a torrential flood, we do not want to delay everything. It is not good for lumber, and it hurts contractors when they cannot work and pay bills. During site evaluation, as soon as we determine the home’s location, we discuss how to get to that specific location—possibly through culverts or across easements on neighbors’ properties. Access to the location, not just the property, is vital.

John: Culverts are very common. Perhaps 60% to 80% of the time, we need one just to cross the bar ditch, get off the paved road, and travel onto the property before continuing the drive. A bar ditch is low ground. If you merely build the driveway up to grade, you create a dam. Culverts let water move unimpeded under the drive.

John: Culverts are easier for large trucks and small vehicles to cross than a low-water crossing, such as a concrete basin across the bottom. They let water continue downstream instead of backing up, creating a mosquito pond, or washing the driveway out over time. Because a culvert interacts with a public road—county, FM, or city road—its size and permit may need to be approved by TxDOT, the city, or the county.

John: Extending a private driveway another 200 feet may not require that, depending on where you are. Site plans and preparation are the first things we discuss during a site evaluation. Ideally, we spend about an hour upfront with homeowners discussing their vision. Some people are early in the process and have not thought about it much; others have owned the land for 15 years and dreamed about the home for 10, knowing every detail they want.

John: We begin with those conversations and then move into the site plan. Where exactly should the home sit? We can square it with a neighbor or existing home, or position it so the view from the kitchen window or back porch is just right. There are a million possibilities. It is very personal to the homeowner, and we want it to be perfect.

John: Everything revolves around the placement and it comes first. To communicate the information to others, we create a site plan with measurements that show precisely where the home will sit. We stake it on the ground and show the homeowner: here is where the porch is, behind this wall you will not see the neighbor and they will not see you, but you will have this view. We lay it out and make sure we are in agreement.

John: Then we revisit utilities. It may be easy to bring electricity to the property, but getting it 400 feet into the property can be a different matter. We start with the home location, stake it out, discuss utilities, and talk about site preparation specific to that location.

John: Sometimes the perfect spot has a tree in the way. Sometimes a tree is not directly in the way but is a little too close for comfort, because as it grows its roots can affect the foundation. If we try to protect the house, we may kill the tree; if we remove the tree, it is gone. We do not have hard-and-fast rules, but we have informed conversations so homeowners can decide what works for them.

John: We discuss any clearing we recommend or believe is necessary, groundwork if it fits the circumstances, culverts, access, and all the other infrastructure involved. That is where site evaluation becomes land development.

John: As this comes together, my team prepares a document used by many people. It goes back to our sales consultants and to new home coordinators working on permits in the background. The building superintendent uses it, as do vendors who provide engineered foundation designs. It is a robust, multipage document, and one of its most valuable components for the homeowner is the takeaway: pre-construction responsibilities.

John: It identifies everything that needs to be done. Except for setting up certain utilities and accounts in other people’s names, Tilson can perform almost every item for customers. We may already have decided who is responsible, or we may need contractor pricing before deciding. Either way, we put it on paper: Tilson will return with bids for certain items, while the homeowner will do others that we cannot do for them.

John: After a four-hour meeting, a lot has been covered, so we make sure customers leave with a written list rather than carrying it all in their heads. We confirm the best home placement before the rest of the document, because moving the home later means everything starts over.

John: We then identify property-development needs for that location: power, water, electric, sewer, clearing, driveways, culverts, and more. We take measurements that allow pricing and discuss who will do each item, including the cost of bringing electricity from a quarter-mile away. The last thing we do is give homeowners a clear list of responsibilities, so there is no question about what is covered.

John: Throughout the process, we develop a site plan. It may be created in the field with pencil and paper, or made more polished in AutoCAD for neighborhoods with complicated approval processes. It contains the same information. Some items may be acquired after the meeting, such as a septic design from a licensed or registered sanitarian, but we incorporate it all in the final plan.

John: The plan can show future structures, proposed utility routes, exact locations, a culvert, sidewalks, flatwork, and paved driveways. We may provide elevations showing how high the foundation will be, whether because of a flood zone or restrictions related to concrete height. It shows build lines and applicable easements and demonstrates that the project is within the bounds established for the landowner.

John: Site clearing may or may not be necessary. The farther east you go, the more likely it is. I grew up in Lindale, where the pine forests are thick and you are unlikely to find a clearing ready to develop. On the plains and farther west, we still may need to remove oak or cedar trees. As the homes we build become larger, more space is needed.

John: When applicable, we discuss how many trees need to be removed. We do not have a hard rule that a tree 10 feet away must come out, but we are especially concerned about the foundation because we warranty it and want it to last a lifetime. There are ways to protect a house that may harm a tree, so again we help customers make informed decisions.

John: For example, it may cost $100 extra to remove a tree now while equipment is already there, versus building the house and later paying $3,000 for someone to climb the tree and top it because it cannot be dropped on the house. Whether it involves dirt or trees, we want to help customers make the best decisions.

John: Groundwork is common in some cases and unnecessary in others. In parts of Texas, such as the Hill Country, moving ground is not as feasible, although it can be done in some instances. When appropriate for the area, we do not want to build a house that sticks out like a sore thumb.

John: On the Gulf Coast or in North Texas—almost either side of I-35—we can often move dirt, haul some in, and manipulate what is there. We consider whether we need elevation to achieve good drainage, move water away from the concrete, and increase longevity. We may level the surface before pouring concrete. Drainage is important, and while engineers provide guidelines, we like to exceed them. The more water we can direct away from the house and the more consistency we create around its perimeter, the better off we will be long-term.

John: Once we have our ducks in a row and obtained all necessary permits, we move into construction. That is when it gets fun, because we get to watch it all come together.

Eric: The front-end work is done so that once construction starts, it just goes. We do not have to come back and ask where you want the septic system or where power should enter the house. It may seem like an arduous upfront process, but it lets construction proceed without a hitch and stay on plan. Weather creates enough challenges; we do not need to be figuring out later that the house should have water. I prefer prior planning.

Dawn: We have a few comments and questions. Eric says that one day he is going to get the Lone Star Model C.

Eric: Dang right, Eric. We’ll be here.

Dawn: Wade is looking at the Tampico, another great house. If you have not seen it in person in Waco, it is gorgeous.

Eric: You can trap John in the process. It is about 150 feet south of him.

Dawn: Laura asks, “I see the prices of building on the Tilson website, but what other expenses should I expect? How much should I set aside for land prep?” She has about one acre in Montgomery County.

John: That is difficult to answer because every property is different. The first thing that comes to mind in Montgomery County is whether the property is in a flood zone, especially because of recent changes in how we must address flood zones or proximity within 100 feet of one. We cannot answer without seeing the property.

John: The first thing we do once someone is under contract is deploy my team to the property with a survey and floor plan. They determine what is needed and what it will cost so we can move through the process. Sometimes there is more than one way to do it. That is the first thing we try to address because we cannot otherwise provide a definite answer.

Eric: There are a few things we can help with. We have pricing for underbrushing, clearing, and culverts. Broadly speaking, if you have less than an acre and a half in Montgomery County and will need a well and septic, you must have at least an acre and a half. On an acre, you will probably already have water and then should put in a septic system.

Eric: Depending on the property, I would budget somewhere between $5,000 and $20,000 for land preparation. It could be more depending on a number of factors, but that amount should be a safe starting point. Five thousand dollars will definitely get you started on underbrushing, some level of clearing, and at least begin a construction drive and culvert.

Eric: In some subdivisions, that work is already included. If you are shopping in Republic Grand Ranch or certain other places, the website price includes it. Those situations also include more, such as 150 feet of on-site water and electrical service, an acre of clearing, a culvert, a construction drive, and underbrushing.

Dawn: That applies when you are looking at that subdivision in Montgomery County specifically. Other unincorporated Montgomery County properties would need the other items we discussed added into the cost.

Dawn: Jasmine asks, “How much would it be to make bedroom four into a suite in the Cisco E plan?”

Eric: I have the June 9, 2026, E price book. You are looking at around $24,500 to do that. That adds a full bathroom and additional square footage. You would add that amount to the base price shown on the website.

John: In that situation, you would also add a water heater, the bathroom fixtures—commode, sink, and shower or tub—the living area, roof, slab, and all the other associated items.

Dawn: Ed says hello from Seattle and asks, “If a culvert is installed during construction of an all-weather access road on the property, is the culvert considered temporary or permanent? In other words, if we have Tilson install the construction road, is the culvert designed to be durable enough to function as a permanent driveway culvert?”

Eric: It is permanent until it is not, Ed. The good news is that if Tilson installs it, it is designed to be durable enough to last through our construction and your driving afterward. If it survives construction, you will be able to drive on it forever. You are not going to put a weight on it remotely close to what we put on it during construction.

Eric: A concrete truck or dump truck can sometimes maneuver too close to one end of a culvert and collapse it. If we installed it and that happens, we replace it. Broadly speaking, if Tilson does it and it does not survive construction, we will replace it. That may or may not be the case if you have it done yourself.

John: Accidents happen. If we tear something up, we will fix it. If a culvert was not built to specification—whether county or Texas Department of Transportation specifications—and it collapses, that is different and we would not be responsible. But if we do it and tear it up, we replace it at our expense.

John: It is less likely that a heavy truck will damage a culvert than that someone will clip a corner. The pipe ends must be exposed; they cannot be completely buried. That exposed corner is the most vulnerable part. The material on top protects the pipe well, and those culverts can easily hold 80,000 pounds.

Dawn: Someone on Instagram asks whether we use drone footage for topography. They came in late and did not see how we decide grades.

John: No, that is not how we do it. I recently spoke with a couple of companies offering it, and their business models do not seem to align well with ours. I am interested in it, particularly when you incorporate lidar, but there are shortcomings. We use handheld equipment on-site and measure the property much as a surveyor would for a topographic survey. We do not have the same equipment, but we assemble the information in a very similar manner.

Eric: Lidar means light detecting and ranging. If you have heard about Tesla full self-driving, that is the kind of technology it uses. Right now, the technology has not caught up to where we are comfortable relying on it to predict long-term drainage for customers’ homes.

Eric: We are more comfortable using the laser transits John’s team takes to the site, along with software on iPads and iPhones. That lets us get very precise about what it takes to achieve positive drainage around the house long-term and explain how to maintain it. We are often late to the party on technology not because we are not adopters, but because we will be on the hook with customers for a long time and do not want to put them in a bind.

John: The technology will get there. It may make sense for an entire subdivision of 100 properties in an area, but that is where it is best suited right now.

Dawn: Wade says their first step is to get their ducks in a row and get land. They are looking in Wilson County.

Eric: Beautiful. That would be an awesome spot. We will make one last call for questions about site preparation, site evaluation, design, construction, financing, energy efficiency, or anything related to building a custom home on your land.

Eric: I want to thank John personally for joining us today. I know it takes an hour out of your busy schedule. Thank you for sharing your wealth of information, keeping your troops safe on the roads, and guiding customers to the finish line—or at least getting them to the starting line.

John: You have to get there to get to the finish line.

Dawn: We have a couple of seminars this weekend. If you enjoyed this presentation and learning about the process, we have in-person seminars around the state. Our Boerne office will discuss our EasyBuy program and how our financing differs from other custom home builders. That is a great one if you are wondering how to pay for this and what costs are associated with it.

Dawn: Our Waco team, where John is, will hold a construction seminar. They will discuss how Tilson builds homes, what materials we use, and why. Dustin Vancloyd, one of our builders, will be there, giving you an opportunity to ask a builder questions. These seminars are great because you are surrounded by people doing the same thing in the same area, and you can learn from one another.

Dawn: We have one more question: “We’re thinking about building on our lake lot in Brownwood, and we’re deciding between a barndominium and a traditional home. Any advice, and do you build barndominiums?”

Eric: That is a wonderful question, and I do have advice. We love Brownwood and Bangs and have built many homes around Lake Brownwood. A barndominium is as broad a term as “custom home.” I have now seen barndominiums with no storage for automobiles, tractors, or anything else.

Eric: When barndominiums first came on the scene, they were basically storage for cars, tractors, vehicles, equipment, and toys, with perhaps 800 or 900 square feet of living area—a small one- or two-bedroom model. Now the pendulum has shifted to barndominiums with 4,000 square feet of living area and a one-car garage. I do not know where you fall in that range.

Eric: Most barndominiums do not provide the flexibility that many customers ultimately want. When you are spending this amount of money, few people want to settle. They want exactly what they want, exactly where they want it: the primary bedroom here, a connection through the utility room, access to the kitchen, and an open layout. We have found that barndominiums can put you in a bind from a flexibility standpoint.

Eric: We do have plans very similar to a barndominium: perhaps 1,800 to 2,500 square feet of living area and a three- or four-car garage with a 13-foot roll-up door large enough for an RV. But most barndominiums are not stick-built on-site. They are usually ordered as kits—40 by 60, 40 by 80, 70 by 30, or 30 by 50—and you are then confined to those dimensions.

Eric: Our customers often want flexibility, such as a 10-by-20 covered porch on the back and an 8-by-12 covered porch on the front. Most barndominium plans do not lend themselves to that. Financing is another consideration. In Brown County, financing and insurance can get tricky because insurers may consider the barn more risky due to equipment, diesel, gasoline, and similar items.

Eric: Insurers may see more risk of theft or fire because they expect more equipment than in a normal household garage. Ask those questions of your insurance agent and mortgage company. If you want a house with porches and a large garage, we can do that. We can do board-and-batten. We stop at metal siding, though we can do a metal roof and make it look like a barndominium. Some lenders also get uneasy about financing homes with metal siding.

Dawn: Kane asks, “Will all site prep, et cetera, be included in the loan, or will that be out of pocket?”

Dawn: It depends on how much room there is in the loan. Before we get started, we obtain an upfront to-be-built appraisal on the property. A third-party appraiser through your bank tells us what the home will be worth compared with other properties selling in the area. If you have enough equity and room in the loan, we can include all site-preparation elements. If not, you will need to handle those items out of pocket. It depends on where you are building and how much equity we have to work with.

Eric: Thank you all for watching. The journey does not have to end here. We have 12 locations open seven days a week, and we would love to have you visit. We have model homes, including the Tampico where John is in Waco, and sales teams ready to answer your questions, redraw plans, move the primary bedroom, adjust utilities, add a porch, and more.

Eric: Our website, Tilson’s Front Porch, is open 24/7, with new home specialists available to answer high-level questions and set appointments on-site. We also have Facebook, Instagram, and YouTube, with hours of information, customer testimonials, and customer home tours. We want to engage with you and help you and your family get every question answered so you are comfortable with this process. We have been doing it a long time, and we can help.

Eric: Dawn, we have someone from Edna—or possibly elsewhere in Jackson County. What is going on there?

Dawn: Sarah is checking in from Jackson County. They are building a Live Oak C and are almost ready to be released to construction. The last item, the water well, is being drilled today. They are excited.

Eric: That is exciting and very cool. Ed also says, “Thank you for doing these videos.” Of course. We are glad you are here and happy to take your questions. Thank you all for joining us and taking time out of your day. John, thank you again for doing this.

John: Thank you.

Eric: We have a question about Fayettevilles: are there any online other than the model and one other? Let me check. I am honestly not sure.

Dawn: We call her On-the-Spot Dawn. I do not remember one, but that does not mean there is not one. I am not seeing one, but Rick, I will search and, if I find one, make sure it gets added. I know we have built them, so I will look for pictures for you.

Eric: Please do not let the journey end here. Reach out to us and engage with us somehow: visit the website, contact a new home specialist, or join us on Facebook, Instagram, or YouTube. Ask questions and leave comments. We hope these are helpful, and we genuinely hope to make you part of the Tilson process soon. Thank you so much. Bye, everybody.

Dawn: Thank you.