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Dream Builders Construction & Development provides premium construction and remodeling services on the Outer Banks of NC.

Belle Acres Community: Home Under Contract 101 Lexie Lane

By / Dream Builders Construction, OBX New Home Building, Outer Banks Home Construction / Comments Off on Belle Acres Community: Home Under Contract 101 Lexie Lane

Belle Acres Community: Home Under Contract 101 Lexie Lane – Kill Devil Hills, Colington

Home Under Contract 101 Lexie Lane - Kill Devil Hills, Colington

new homes for sale Colingont KIll Devil Hills, NC OBX real estate


Listing Price: $279,900 | MLS#: 99072
Bedrooms: 3 | Baths: 2 Full, 1 Half
Year Built: 2018

Premium construction home in a brand new development Belle Acres. This open floor plan combines comfortable living with ample storage. The first level provides a covered entry porch that opens up to a living room with hardwood floors and 9’ ceiling. Kitchen is outfitted with maple cabinets, quartz countertops, farmhouse sink and pendant lighting. Central kitchen island and a breakfast nook offer desired storage space and make it perfect for gatherings. Whirlpool black stainless steel appliance package includes: French door refrigerator with ice maker, free standing electric range, dishwasher, over the range microwave, and white washer and dryer. Half bath is conveniently located on the first floor. Additional storage space on the first level includes pantry closet and coat/broom closet. The top floor comprises three bedrooms, full bath, laundry and linen closet. Master suite offers tile bathroom, semi-custom tile shower with glass shower door and a double vanity with undermount sinks and granite tops. It features walk-in-closet, vaulted ceiling and sliders that lead out to the covered porch. Two guest bedrooms feature walk-in -closets and share a full bathroom with tile floors, shower/tub combination and linen closet. The ground level provides a sheltered carport, outside shower, locked outdoor storage and dry entry. A selections booklet with all finishes will be available upon request. Under construction – features and finishes are subject to change (please call for verification).

Belle Acres Community
This is 10-homes development located in Colington. All building pads are above base flood. Two models with different elevations and floor plans are available. One or more of the owners are licensed NC RE Brokers. Possession is at Certificate of Occupancy. Please call in advance to coordinate a showing. This is an active job site, and depending on the construction stage, buyers and their broker may need to be accompanied onsite by the listing agent. Call today for details and option packages! Property taxes are unknown at this time.

Interior Features

  • 9′ Ceilings
  • Cathedral Ceiling(s)
  • Dryer Connection
  • Ice Maker Connection
  • Master Bath
  • Pantry
  • Walk in Closet
  • Washer Connection

Additional Features

  • Ceiling Fan(s)
  • Covered Decks
  • Landscaped
  • Lawn Sprinklers
  • Dry Entry
  • Inside Laundry Room


Call sales Broker, Richard Hess at (252) 256-2112, or please click here to visit our contact page to receive more information about these new homes for sale in Kill Devil Hills, NC!


Belle Acres new homes for sale KDH, OBX NC

Belle Acres Community: Home for sale 105 Lexie Lane

By / Dream Builders Construction, OBX New Home Building, Outer Banks Home Construction / Comments Off on Belle Acres Community: Home for sale 105 Lexie Lane

Belle Acres Community: Home for sale 105 Lexie Lane – Kill Devil Hills, Colington

Home for sale 105 Lexie Lane

homes for sale Colington Kill Devil Hills, NC OBX


Listing Price: $284,900 | MLS#: 99328
Bedrooms: 3 | Baths: 2 Full, 1 Half
Approx Sq Ft: 1,585
Year Built: 2018

Premium construction home in a brand new development Belle Acres. This open floor plan combines comfortable living with ample storage. The first level provides a covered entry porch that opens up to a living room with hardwood floors and 9 ceiling. Kitchen is outfitted with maple cabinets, granite counter tops, and pendant lighting. Central kitchen island and a breakfast nook offer desired storage space and make it perfect for gatherings. Whirlpool appliance package includes refrigerator with ice maker, free standing electric range, dishwasher, over the range microwave. Half bath is conveniently located on the first floor. Additional storage space on the first level includes pantry closet and coat/broom closet. The top floor comprises three bedrooms, full bath, laundry and linen closet. Master suite offers tile bathroom, double vanity with undermount sinks and granite tops. It features walk-in-closet, vaulted ceiling and sliders that lead out to the covered porch. Two guest bedrooms feature walk-in-closets and share a full bathroom with tile floors, shower/tub combination and linen closet. The ground level provides a sheltered carport, outside shower, locked outdoor storage and dry entry. A selections booklet with all finishes will be available upon request. Under construction – features and finishes are subject to change (please call for verification).

Interior Features

  • 9′ Ceilings
  • Cathedral Ceiling(s)
  • Dryer Connection
  • Ice Maker Connection
  • Master Bath
  • Pantry
  • Walk in Closet
  • Washer Connection

Additional Features

  • Ceiling Fan(s)
  • Covered Decks
  • Landscaped
  • Lawn Sprinklers
  • Dry Entry
  • Inside Laundry Room


Call sales Broker, Richard Hess at (252) 256-2112, or please click here to visit our contact page to receive more information about these new homes for sale in Kill Devil Hills, NC!


Belle Acres new homes for sale KDH, OBX NC

Six Advantages of New Construction

When making a home purchase, you deserve to be completely satisfied. Although buying resale may seem more efficient, the decision to build a new home often results in long-term satisfaction. Prior to purchasing a new home on the Outer Banks, here are a few points for consideration:

1. Top Consideration – New homes conform to the most up-to-date residential building codes, which are consistently upgraded to ensure the highest level of durability and safety.

2. Coastal Climate – Vacationers flock to the Outer Banks to enjoy the seashore and temperate weather, but coastal homes must be built to withstand the harshest of coastal elements year round. The test of how a property holds up is highly dependent on the builder’s standards and practices. Deciding to build new allows you to interview and select a reputable contractor, tour previously built homes and communicate with clients about their personal experiences with the builder.

3. Hidden Damage – It is high recommended that buyers order a home inspection prior to purchasing a resale property, and this is especially critical if the home is ten or more years old. Hidden damage is not unusual in coastal homes due to wind driven rain, window and roof failures and storm water erosion. It is advisable to pay attention to red flags that appear on these reports as repairs can be costly.

4. Maintenance – There are unknown maintenance concerns with the purchase of a resale property. Building new allows you to maintain a home to your own standards.

5. Location and Layout – If you’re unable to locate the home of your dreams, building a new home allows you to select your location and personalize a home design that best serves your needs.

6. The Key to Happiness – From flooring and cabinets to light fixtures and color palettes, personalizing your new home brings your personality to the forefront. Clients are able to select materials and fixtures from a range of options within budget, allowing you to put your seal of approval on every detail in your new home.

Best Flooring for a Beach House

One frequent question that we’re asked is, “What flooring works best in a beach home?” The most definitive answer is that carpet, while fine for bedrooms, is not recommended for high traffic common areas in a coastal home. The good news is that there are a variety of quality products on the market that work very well in our seaside environment.

Certainly every Outer Banks contractor has an opinion on what works the best. Given my experience, the products that top our recommended list include prefinished hardwoods, ceramic and porcelain tiles and luxury vinyl flooring. The majority of our clients request hardwood flooring for their great room and hallways, and we’ve found prefinished wood is a great product that comes in a variety of appealing wood species.

This is solid wood flooring that has multiple coats of factory applied finish to protect against discoloration and water penetration. The quality has improved greatly in the last decade, and a part of this improvement is attributed to the newest finish called Aluminum Oxide. This finish is applied by a commercial process that includes a UV-cured urethane coat that’s great for color preservation and durability against stains and scratches.

Because the wood is factory finished the installation process is more efficient. There is no job site dust from sanding and no lingering odors from onsite staining. An added bonus is you can walk on the floors immediately whereas unfinished wood takes several days for the applied stain to cure. If you factor in the material price for unfinished wood and add the labor cost to sand and stain floors, prefinished floors price out as a better value.

Our preference is prefinished hardwood flooring that is ¾” thick. When and if the time comes, this thickness can be professionally refinished up to 3-4 times. Wider hardwood planks can be more susceptible to moisture-related issues. To minimize this potential, the widest plank we typically use measures between 4 and 4-1/2 inches. We also encourage homeowners to have ceramic tile placed in the entrance foyer and in front of sliding glass doors to lessen the potential of moisture permeating hardwood.

Whereas hardwood can be extended into bedrooms, a more budget friendly option is to install carpet in these rooms. We recommend a low piling in a neutral color that won’t easily show sand that can be tracked indoors. Ceramic tile is another functional and low maintenance flooring option for a beach home. This durable product is often earmarked for kitchens, bathrooms and utility rooms.

The majority of Outer Banks’s recreation rooms are located on the ground level slab with doors that lead to the outdoors. For this reason, ceramic tile is a dependable solution for the traffic that flows in and out from the pool area. Another flooring option for rec rooms is high quality luxury vinyl which is durable, tolerant of moisture and can be more economical than ceramic tile.

Outer Banks Pools

Fiberglass pools are increasing in popularity due to their low maintenance features, longevity and visual aesthetics.  As an Outer Banks builder, the vast majority of pools I’ve installed over the years have been concrete/gunite.  Recently, I’ve had the opportunity to install several fiberglass pools for clients, and I couldn’t be more pleased with the results.

Don’t get me wrong, those in our company are big fans of concrete pools.  With no limitations to the size or depth and the flexibility in custom designs, these pools can result in a work of art.  Yet, there remains a high cost of ownership over time which includes the expense to acid wash (every 3 to 5 years), resurface and retile (every 15 to 25 years) and the cost of chemicals and filtration for algae prevention. These expenses can result in the addition of a pool area not meeting many client’s budgets.

Concrete on the Outer Banks is a relatively expensive product so the decision to install a fiberglass pool in our area is often a more cost effective option.  These shells can last decades and many come with a limited lifetime structure and surface warranty – just be sure to read the small print to understand the conditions.

Because concrete is porous it creates the ideal environment for algae growth.  To prevent the growth and spread of these organisms requires regular scrubbings and the added cost of sanitizing chemicals.  In comparison, fiberglass shells are covered with a nonporous gel coating that resists algae so fewer chemicals are required and (as a bonus) this coating is less likely to stain.  In addition, the gel surface is smooth and nonabrasive which protects against hand and foot abrasions.

Fiberglass pools are prebuilt in a controlled factory environment.  Homeowners cannot design a custom shape, instead they choose from a variety of sizes and shapes with steps and built-in seating already manufactured into the shell.  Once selected, the pool shell is then trucked to the homesite for installation.

Whereas concrete pools can take weeks or months of onsite work to design and complete, a fiberglass pool can conveniently be installed in a matter of days.  A hole is excavated, plumbing is installed, a base of sand is prepared and then the pool is lowered into place and leveled.  To avoid bowing, the sand is then backfilled around the shell while the pool is simultaneously filled with water.

With many parents working full time jobs and shuttling children to extracurricular activities, time for home maintenance has become a more precious commodity.  In addition, the construction of second homes being built for future retirement is increasing on the Outer Banks.  Given both of these lifestyles, we’re seeing an increase in homeowners requesting easy care features like vinyl siding and railing, composite decking materials and low maintenance pools areas.

We purchase our fiberglass pools from a leading nationwide supplier that offers great design options in distinctive colors and patterns with corresponding mosaics and tiles.  To personalize your pool design, clients can also add water features such as water cascades, tanning ledges, vanishing edges and more. The results are quite impressive, so when deciding which type of pool best suits your needs, be sure to ask us about fiberglass options too.

Engineered Truss Systems

I initially used the traditional stick-built method to frame all of our homes, but over time we’ve advanced to trusses.  Now, the majority of the roofs on the properties we build are engineered roof truss systems.  As an Outer Banks contractor, I’ve found these systems to be much more efficient, cost effective and a solid component in meeting our coastal wind code requirements.

For those unaware of the difference, here are the basics:

Stick-Built – A home assembled on the intended homesite using individual pieces of lumber.

Trusses – These structural systems are built in a plant and they redistribute tension away from wall-tie and ceiling members.  They are delivered to a job site ready to assemble.

From an aesthetic perspective, when using roof truss system greater spans can be attained without the need for supportive exterior footings and interior beams and posts which allows for cleaner and more open living spaces.  Also, during the design process, expansive ceiling features and attic storage can be incorporated into the original roof design.

We also switched to engineered open web floor truss systems.  The major benefit is that these truss structures are perfectly designed to house HVAC ductwork, plumbing components and electrical wiring.  When constructing stick-built homes, tradesmen must cut holes through timber joists to install mechanicals. This can put the structural integrity at risk if a mistake is made. Having them located within the floor truss also means there is never a need to create unsightly drop ceilings to “cover up” mechanical systems that run throughout a house.  Most importantly, due to the design and construction of these trusses, floors tend to be more level and uniform which greatly reduces future squeaks and minimizes “bounce” or deflection.

It’s important to understand that roof and floor trusses are specifically designed for each unique home and, unlike stick-built frames, truss structures are sealed by an engineer.  They are built in a controlled environment so the timber is not negatively impacted by harsh weather, and the lumber is cut by programmed machines which results in greater accuracy and tighter fits when assembled.  Because of the efficient use of materials, automated plant construction results in producing truss systems for less money than one would use to stick-build the same house.  Additional cost saving are found through reduced labor hours to assemble engineered systems.

The streamlined process of creating trusses results in very minimal waste.  And, instead of end cuts being tossed into a construction trash bin, these materials are recycled into a multitude of other products which can be sold to consumers.

Prefabricated Wall Panels

For years the word “prefab” received a bum rap in the construction industry.  There existed a prevalent viewpoint that unless a home was stick-built by skilled carpenters, it didn’t actually qualify as genuine construction.  Over time, the benefits of panelized framing have come to outweigh this misconception and today the use of manufactured house components remains a growing trend nationwide.

The dominant reason is efficiency.  There are several reasons home deliveries can fall behind schedule.  The most obvious is weather, a factor faced by every Outer Banks builder, but that’s not the only reason for delays.  Building on a barrier island has unique challenges and one is the limited number of quality tradesmen available in each field, and these professionals are in high demand while balancing the work load for more than one contractor. Another notable element is delays in building materials deliveries that can occur in our remote location.

In all business it’s true that time is money and construction is no exception.  The use of prefabricated wall panels and truss systems eliminates construction delays related to material deliveries.  Secondly, when components arrive onsite they are ready for immediate assembly which increases the level of productivity for framing crews allowing them to move efficiently from one jobsite to another.

Exterior wall panels are manufactured from traditional framing timber in a controlled environment.  Whereas, stick-built walls are built onsite in unpredictable weather conditions which may impact the quality of materials.  The contractor provides shop plans and layout details to the panel manufacturer who feeds this information into a computer program that designs the unique panels required for your home.  This includes the precise placement of exterior windows and doors, interior doors and their corresponding headers.

This construction method results in a high quality product with precision cuts that are nailed and screwed together at the factory resulting in a better fit for increased durability.  The wall units are then labelled for easy onsite assembly and shipped to construction jobsites where an experienced framing crew can assemble the panels.

When compared to stick-built, wall panels can be installed in a more efficient manner that uses less manpower and poses fewer safety risks to the framing crew.  Also, due to the size of these panels substantially less theft occurs then when bundles of raw lumber are delivered to job sites.

The biggest advantage is that panelized components can assembled in fewer days resulting in a lower cost to the contractor, a savings that can then be passed to the homeowner.  And, once the home is “dried in,” the contractor can quickly proceed with scheduling interior finishes which results in a more efficient home delivery timeline.

 

Spray Polyurethane Foam Insulation

Due to our weather and proximity to the ocean, Outer Banks contractors are held to some of the strictest building codes in the nation. Coastal winds, moisture content, humidity and our hot summer months are consistent elements that must be considered when developing standards and practices that result in premium construction.
When you build on (or near) the Outer Banks, achieving energy efficiency in cooling and heating your home is a crucial factor to take into consideration. Dream Builders Construction and Development recommends using Spray Polyurethane Foam (SPF) to insulate homes because it is the single most effective insulation barrier to minimize air leakage.
There are two types of SPF:
1. Closed Cell – This 2 pound foam is suitable for interior and exterior applications and features an R-value of 6+, and
2. Open Cell – This half pound foam is designed for interior application only and has an R-value of approximately 3.5.

Both closed and open cell are sound dampening and cannot sustain mold. R-value essentially means the resistance a product has to air flow, so a higher R-value means a greater insulation rating. With that said, both types of SPFs significantly reduce the amount of energy required to heat or a cool a structure resulting in long standing cost saving to homeowners.

How SPF Works: The foam consists of two chemical components that are combined onsite and then transferred to a mixing gun through a heated hose system. The reaction of these components creates foam which expands on contact and then quickly hardens to effectively fill wall and ceiling cavities.

Closed cell insulation resists water while open cell in not recommended for areas that come into direct contact with water. Our company predominantly uses the more environmentally friendly open cell to insulate the Outer Banks homes we build. Although we always use closed cell to insulate portions of any structure located below the base flood zone. This is an important step because closed cell insulation is impervious to moisture therefore rejecting bulk water that may occur through flooding.

Federal regulations determine insulation standards for R-values, thickness and the coverage area. We always use a licensed professional who provides an insulation certificate documenting this information on a Record of Installation. When your Outer Banks new construction home is completed, this is one of the many documents and warranties that are included in the personalized Homeowner’s Manual that we produce for our homeowners.

Proper Assessments of Outer Banks Vacant Lots

By / Dream Builders Construction / Comments Off on Proper Assessments of Outer Banks Vacant Lots

Congratulations, you finally found the perfect Outer Banks lot! Now, it’s time for you and your broker to work on terms for the Offer to Purchase and Contract (OTP). One critical component not to be brushed over is the “Due Diligence” period.

Certainly you need to allocate sufficient time to obtain financing, but this time frame is also crucial to properly evaluate the homesite for construction. We recommend allowing 45 days from the contract date to allow for the coordination and completion of the following evaluations:
1. Property Survey – A current survey is necessary to determine the property’s boundaries, flood zoning classification and to ensure there are no existing encroachments, right-of-ways or easements.
2. Site Plan – This plan lays out your home’s footprint within the lot boundaries. It shows the proposed house location, parking spaces, lot setbacks and (if one is required) the location of the septic system. A site plan also indicates ground elevations and the lot coverage percentage.
3. Septic Evaluation (Perc Test) – This evaluation is essential for lots where a septic system must be installed. A gravity-bed septic is the most common and affordable, but this system will only function properly in permeable soils. The perc test determines if the lot is buildable, if a gravity-bed septic is suitable or whether a more expensive septic system is required.

If you’re purchasing a waterfront property, add a Coastal Area Management Act (CAMA) Permit to the list of critical evaluations. For oceanfront lots, the town must first establish and mark the “First Line of Natural Stable Vegetation (FLNSV),” which can then be documented on the property survey. The waterfront setback is then established based on that area’s rate of erosion. Soundfront and canalfront properties also require a CAMA permit to determine the embankment setback based on distance from the water’s edge.

If your plan is to build within the year, it’s advisable to identify your contractor up front and then engage that company to coordinate the lot assessment. Most contractors have established longstanding working relationships with surveyors. In addition to the initial survey, a surveyor is used throughout the building process to ensure setback requirements and height restrictions are consistently met. Due to liability issues, most surveyors will not go off an existing survey completed by another company. Coordinating these services with your contractor up front will likely result in cost savings for you.

If we can be of service, please feel free to contact our office. We are happy to assist.