Custom Vs. Spec Builds In The Canyons

Ready to build in The Canyons at Scenic Loop but not sure whether to choose a custom home or a spec home? You are not alone. Both paths can deliver a stunning hill‑country residence, but they offer very different experiences. In this guide, you will learn how each option works inside a master‑planned community, what to verify with the HOA and local authorities, and how to match your timeline, budget, and design goals to the right build strategy. Let’s dive in.

Custom vs. spec: how they work here

A custom build starts with your design vision. You select an architect or a builder with in‑house design, develop a plan for your specific lot, and make choices at every stage. You can tailor layout, orientation, materials, and finishes. Contracts vary. Some buyers hire the design team and a general contractor. Others engage a single builder to deliver a bespoke home.

A spec, or speculative, build flips the process. The builder funds and constructs a home without a specific buyer, aiming for broad appeal. You purchase a completed or near‑completion home. If you buy early enough, you might choose a few finishes, but most selections follow the builder’s model packages. Spec homes prioritize predictability and speed to occupancy.

Inside a master‑planned community like The Canyons, both paths must comply with CC&Rs, Design Guidelines, and Architectural Review Committee approvals. Some communities restrict who can build or maintain a preferred builder list. Verify the current builder policy, ARC steps, and design constraints before you commit.

Cost and financing basics

Cost considerations

• Custom builds typically carry a higher cost per square foot because you are selecting unique features, premium materials, and site‑specific work. You are trading cost efficiency for personalization.
• Spec homes benefit from standardized plans and volume purchasing, which can lower per‑square‑foot cost and limit change‑order exposure.
• What to verify locally:
  • Lot premiums in The Canyons, especially for view lots or steeper topography.
  • Any impact fees, special assessments, or infrastructure fees tied to new builds.
  • Builder incentives on available specs, such as appliance credits, interest‑rate buydowns, or closing‑cost help.
  • Recent sales data comparing spec and custom homes to understand local premiums.

Financing and contracts

• Spec homes usually follow standard mortgage processes once the home is complete or near completion. Conventional, FHA, or VA may be options depending on property and lender guidelines.
• Custom builds usually require construction or construction‑to‑permanent loans with staged draws. Expect more documentation, a higher down payment, and strict disbursement controls.
• Contract types to know:
  • Fixed‑price (lump sum): the builder delivers at an agreed price.
  • Cost‑plus: you pay actual costs plus a fee; pricing can vary with selections.
  • Guaranteed maximum price (GMP): cost‑plus with a cap to limit overages.
• What to verify locally:
  • Lenders who actively fund construction loans for The Canyons.
  • How appraisers handle new‑construction comps in this community.

Timeline and delivery risk

• Spec homes are faster. You may be weeks or a few months from move‑in if the home is complete or nearing the finish line.
• Custom builds take longer. You will allocate time for design, ARC review, permitting, site prep, and full construction. Timelines vary with scope and the lot.
• Common risk factors for both:
  • Material lead times and labor availability.
  • Seasonal weather or special inspections.
  • Permit or review delays and buyer‑driven change orders.
• What to verify locally:
  • Typical permitting and inspection timelines for The Canyons’ jurisdiction.
  • Average build lengths reported by local builders for similar home sizes.

Design control and ARC rules

Personalization and control

• Custom: near‑total control over plan, elevation, and finishes. If you value sightlines, light, and lot‑specific orientation, a custom build lets you optimize them.
• Spec: limited customization. Most builders offer curated packages and a short list of options, especially if you buy before completion.

HOA and ARC approvals

• Expect ARC review to add time. The process can take weeks or longer depending on the completeness of submissions and re‑submissions.
• Design guidelines may limit exterior materials, color palettes, roof pitch, height, and guest structures. Landscaping may have its own standards.
• What to verify locally:
  • The Canyons’ ARC application steps, fee schedule, design deposits, and landscape requirements.
  • Any view‑protection rules or easements that could affect your design and orientation.

Lot and site specifics that affect cost

Some lots require more engineering, which affects both budget and schedule. Before you choose a path, evaluate site risks.

• Slope, grading, and cut/fill needs that impact foundation and retaining walls.
• Geotechnical requirements for soils, stabilization, and drainage.
• Drainage or floodplain status and any stormwater measures.
• Utility availability and capacity for sewer/water, gas, electrical, and internet.
• Fire‑hardening or wildfire buffer rules and tree preservation.
• Driveway access and setbacks that reduce usable building footprint.

If you are eyeing a hillside or canyon‑edge lot, plan for additional engineering and cost contingencies.

Resale and marketability

Spec homes are designed with broad buyer appeal and may sell faster in resale. A well‑executed custom home can command a premium, especially when finishes are high quality and taste‑neutral. The tradeoff is uniqueness. Highly personal features can narrow the buyer pool.

What to verify locally:

• Historical days on market and sale‑to‑list ratios for new builds and resales in The Canyons.
• The features local buyers value most so you can tailor selections accordingly.

Warranties and quality control

Most builders offer standard new‑construction warranty packages that include structural coverage and shorter‑term systems and materials. Custom‑build warranties depend on the contract you negotiate. Always request warranty terms in writing and understand coverage start dates and claim procedures.

What to verify locally:

• Builder portfolio inside The Canyons and references you can call.
• License, insurance, and any complaint history with the relevant licensing board.
• Whether the community requires third‑party inspections or warranty escrows.

Quick comparison: which path fits you

Choose a spec home if you want:

• Faster move‑in and a predictable path to closing.
• A defined price with fewer change‑order risks.
• Curated design packages without a long decision list.

Choose a custom home if you want:

• Maximum control over layout, materials, and site orientation.
• A design tailored to a unique lot or specific lifestyle needs.
• The ability to invest in premium features where they matter most to you.

Due‑diligence checklist for The Canyons

Documents and data to request

• CC&Rs, Design Guidelines, ARC application, fee schedules, and inspection policies.
• Lot disclosures: easements, road maintenance, slope/stability, past site studies.
• Recent comparable sales for spec and custom builds in The Canyons from MLS or public records.
• Builder portfolio in the community, insurance, license, and references.
• Written build timelines, standard inclusions/exclusions from shortlisted builders.
• Warranty details and any third‑party structural warranty terms.
• Local permitting timelines and inspection steps from the building department.
• Utility availability and service confirmations for the lot.
• Geotechnical report and any environmental or protected‑species reviews if required.
• Title report confirming covenants and easements.

Professionals to engage

• A local real estate agent experienced with new construction in The Canyons.
• An architect or designer familiar with the community’s rules.
• A general contractor or preferred builder candidates.
• A construction lender or mortgage broker who offers construction‑to‑perm loans.
• A civil or geotechnical engineer for sloped or complex lots.
• A real estate attorney to review custom‑build contracts.

Practical lot checks

• Orientation for sun, views, privacy, and breezes.
• Driveway approach, retaining walls, setbacks, and usable footprint.
• Likely neighboring build envelopes and setback rules to gauge future view impacts.

How Blain supports your build

Building in a gated hill‑country setting is exciting, but details matter. You want a guide who understands ARC approvals, builder quality, and financing paths for spec and custom. With deep experience across San Antonio and the surrounding hill country, Blain coordinates the pieces so you can make confident decisions.

Here is how you can expect to be supported:

• A side‑by‑side comparison of available specs and suitable custom lots.
• Introductions to vetted builders, architects, and construction lenders.
• Pulling recent comps to benchmark pricing and resale considerations.
• Timeline planning that accounts for ARC, permitting, and likely build stages.
• Contract review coordination with your attorney and warranty verification.
• For active‑duty and veteran buyers, ask about the Military on The Move program to improve cash‑to‑close outcomes.

If you are weighing custom versus spec in The Canyons, you do not have to figure it out alone. Start a conversation with Blain Johnson to map a plan that fits your goals and timeline.

FAQs

What is the main difference between custom and spec homes in The Canyons?

• Custom is a buyer‑driven design and build process with high personalization; spec is a builder‑funded home built for broad appeal that you purchase finished or near completion.

Which is faster to move into in The Canyons, custom or spec?

• Spec is generally faster because the home is complete or underway; always verify the builder’s schedule and certificate of occupancy status.

Which option typically costs less in The Canyons?

• Spec homes tend to have lower per‑square‑foot costs and fewer change‑order risks; compare recent local spec sales and custom estimates for your target lot.

How does financing differ for custom vs. spec purchases?

• Spec homes usually use standard mortgages; custom builds often require construction or construction‑to‑perm loans with staged draws and stricter requirements.

Can I customize a spec home if I buy before completion?

• Often you can choose from limited packages or selections if you purchase early, but options are constrained by the builder’s model policies.

How do warranties compare between spec and custom builds?

• Builders typically offer new‑construction warranties, but coverage length and scope vary; custom warranties depend on your contract, so get terms in writing.

Will a custom home be harder to resell in The Canyons?

• It depends on design choices; neutral, high‑quality finishes can attract buyers and support strong resale, while highly personal features can narrow interest.

What HOA or ARC rules could affect my design?

• ARC guidelines may limit exterior materials, colors, roof pitch, height, guest structures, and landscaping; review The Canyons’ design rules before you finalize plans.

What commonly causes cost overruns or delays on new builds?

• Scope changes, unforeseen site conditions, permit or review delays, and supply‑chain issues; include contingencies and consider a GMP contract where possible.