Thinking about buying a new build in Willits or Basalt and wondering how the process really works in a mountain valley like the Roaring Fork Valley? You’re not alone. Between seasonal weather, builder timelines, and HOA rules, it helps to know what to expect before you sign a contract. In this guide, you’ll learn the typical build schedule, warranty coverage, how upgrades and HOAs work, what inspections to plan for, and how buyer representation protects your interests. Let’s dive in.
Willits timeline overview
Building in Basalt or Willits follows a familiar set of phases, but timing can shift with weather, materials, and labor in the valley. Expect more variability in winter and with specialty finishes.
Phase timing:
- Lot reservation and contract: days to a few weeks.
- Design selections: 2–6 weeks after contract. Missing deadlines can delay installs.
- Site work and foundation: 2–8 weeks, weather dependent.
- Framing and exterior shell: 4–12 weeks.
- Rough mechanicals and insulation: 2–6 weeks.
- Interior finishes and flooring: 4–12 weeks.
- Final inspections, Certificate of Occupancy, and punch list: 1–4 weeks.
Common total timelines in the Basalt and Willits area:
- Production or inventory home already underway: about 2–6 months to finish.
- Standard new build from lot to completion: about 6–12 months.
- Custom or heavily upgraded homes: 9–18 months or more.
What affects timing
- Winter conditions and freeze-thaw cycles.
- Material lead times for windows, appliances, and custom items.
- Subcontractor scheduling and labor availability.
- Late selections and change orders.
- Permit or inspection schedules with the Town of Basalt and Pitkin or Eagle County.
Builder contract basics
A builder contract is different from a resale agreement. Review it closely with your agent before you sign.
Key terms to confirm
- Purchase price details: base price, lot premium, options, allowances, taxes, and closing costs.
- Selection deadlines and how overages are billed.
- Estimated completion date and what happens if delays occur.
- Change-order process, pricing approvals, and how changes affect completion and warranties.
- Financing contingencies and loan approval timelines.
- Occupancy terms: whether the builder allows move-in with a temporary CO and related risks.
Pro tip: Ask for a written construction schedule that clearly shows your selection deadlines and critical milestones.
New-home warranties
Most builders follow a common warranty structure. Make sure you receive the full written warranty and claim procedures.
Coverage and start date
- 1-year limited warranty for workmanship and materials.
- 2-year warranty for systems like plumbing, electrical, and HVAC in some programs.
- 10-year structural warranty for major elements like foundation and load-bearing framing, often through a third-party provider.
Verify when coverage begins. The start date is usually your closing or occupancy date, and it sets your reporting window for any defects.
Design and upgrades
Selections are exciting, but they also influence timing and financing. Plan early and document everything.
Deadlines and allowances
- Builders offer a base package plus optional upgrades for kitchens, baths, flooring, exterior, and smart-home features.
- Selection windows are firm. Missing a window can limit options or push installation to later phases.
- Allowances set a spending level for finishes. If you choose higher-priced items, you cover the overage via change orders or at closing.
- Lead-time items like specialty windows or luxury appliances can delay completion. Ask for current lead times.
Appraisal impact
- Upgrades can support value but must be documented for your lender and appraiser.
- Late or undocumented changes might not be fully captured in the appraisal, which can affect financing.
Keep copies of all change orders, selection sheets, and receipts for your lender and warranty file.
HOA and CCIOA
Willits and some of Basalt are planned neighborhoods, so you can expect an HOA with rules for design standards and community operations. Colorado’s Common Interest Ownership Act sets governance requirements.
Documents to review
- CC&Rs, bylaws, architectural guidelines, and rules and regulations.
- Current budget, reserve study if available, recent financials, and meeting minutes.
- Insurance summaries and any notices of special assessments.
Governance and rentals
- Confirm monthly dues and what they cover, including snow removal and common-area maintenance.
- Review architectural review procedures and limits on exterior changes.
- Check rental rules, especially for short-term rentals common in mountain communities.
- Understand developer control of the HOA during build-out and when homeowner control begins.
Permits and CO
Your builder typically pulls permits and coordinates municipal inspections with the Town of Basalt along with Pitkin or Eagle County. Closing or occupancy generally requires a Certificate of Occupancy (CO).
What to verify
- Confirm in writing that the builder will deliver a final CO at or before closing.
- If a temporary CO is used, clarify lender and insurance requirements and what items remain open.
Do not assume you can close or move in without the proper municipal sign-offs.
Inspections and punch list
Even brand-new homes benefit from independent inspections. Municipal inspections focus on code compliance, not every finish detail.
Recommended inspections
- Pre-drywall inspection to review framing, electrical, plumbing, HVAC, and insulation before walls close.
- Pre-final inspection to catch issues before finishes and fixtures are fully complete.
- Final walkthrough that generates a punch list of items to be addressed before or shortly after closing.
Punch list tips
- Document every item with photos and dates. Share a written list with the builder.
- Make sure the punch list is incorporated into your closing documents with a completion timeline.
- Note when warranty periods begin and report any issues promptly.
Financing options
Plan your loan early and choose a lender familiar with Colorado mountain properties and new construction.
Spec vs to-be-built
- Spec or inventory homes typically use standard residential mortgages.
- Homes not yet complete may require a construction-to-permanent loan or builder financing with draws and stage inspections.
Avoid appraisal surprises
- Provide your lender and appraiser with a detailed list of upgrades, lot premiums, and change orders.
- Keep your financing contingency timelines aligned with the builder’s schedule and selection deadlines.
Buyer representation
The on-site sales rep works for the builder. Having your own advocate helps you navigate choices and protect your investment.
Why it matters
- Review and negotiate contract terms and change orders.
- Advise on pricing for lot premiums and options using local comps.
- Coordinate third-party inspections and key milestones.
- Review HOA documents, warranty policies, and CO requirements.
- Support you if warranty questions or punch list disputes arise after closing.
Agency in Colorado
Colorado requires clear disclosure of agency relationships. If dual representation is proposed, it must be fully disclosed and consented to in writing. Understand potential conflicts before you agree.
Pre-contract checklist
Request these items from the builder and HOA before you sign or remove contingencies:
- Full purchase contract and all addenda.
- Itemized price sheet with base, lot premium, upgrades, and allowances.
- Written construction schedule with selection deadlines.
- Builder’s written warranty and claims process, plus any third-party warranty details.
- HOA CC&Rs, bylaws, budget, reserve study, meeting minutes, and insurance summaries.
- Permit history and anticipated CO date with the local building department.
- All change orders and a status list of incomplete items.
Next steps
Buying new construction in Willits can be smooth and rewarding when you understand the process and have the right team in place. With clear timelines, documented selections, HOA awareness, and strong representation, you’ll be set up for a confident closing and an easy move-in. If you want local guidance tailored to your goals, connect with Lloyd Tucker to line up your next steps.
FAQs
How long do Basalt/Willits new builds take?
- Expect about 6–12 months for a standard build, 2–6 months if the home is already underway, and 9–18 months for custom or heavily upgraded homes.
What warranties do Basalt/Willits builders offer?
- Many follow a 1-year workmanship, 2-year systems, and 10-year structural format, with coverage starting at closing or occupancy. Always verify the exact policy.
Should I hire an inspector for a new home?
- Yes. Schedule pre-drywall and final inspections with an independent inspector to catch issues and create a clear punch list.
What HOA rules should I check first?
- Review CC&Rs, architectural guidelines, rental policies, and dues coverage, and confirm when governance transitions from developer to homeowners.
Who does the on-site sales rep represent?
- The builder. Hire your own buyer’s agent to review contracts, coordinate inspections, and protect your interests throughout the process.
Can upgrades affect my mortgage or appraisal?
- Yes. Document all upgrades and change orders so the appraiser can include them. Undocumented or late changes may not be fully valued.
Can I move in with a temporary CO?
- Possibly, if allowed by the builder and municipality, but confirm lender and insurance requirements and what items remain open before agreeing.
