Thinking about building a home in Holmen but not sure where to start? You’re not alone. New construction has a lot of moving parts, from choosing the right lot to navigating permits, selections, timelines, and warranties. This guide walks you through the Holmen process step by step, highlights local considerations, and gives you a practical checklist to plan with confidence. Let’s dive in.
New construction in Holmen: the big picture
The typical local build follows a predictable flow:
- Lot selection and due diligence.
- Contract with a builder or purchase of a spec home.
- Plan finalization, selections, and allowances.
- Permitting and site preparation.
- Foundation, framing, mechanical rough‑ins, finishes.
- Final inspections, punch list, closing, and occupancy.
- Warranty period and post‑move punch list.
Holmen includes both village subdivisions with municipal utilities and nearby county parcels that may require private well and septic. That difference affects permits, utility hookups, and timing. Wisconsin winters can also slow exterior work, so expect most site and framing work to concentrate in spring through fall.
Choose the right lot in Holmen
Before you put down a deposit on a lot, confirm who has jurisdiction. Some parcels fall under the Village of Holmen and others under La Crosse County. This determines permitting, inspection schedules, and utility access.
Ask whether the lot has municipal water and sewer. If not, you will need to understand private well and septic requirements and costs. Check floodplain status, soil conditions, and setbacks to see how they impact house placement and usable yard space.
Review subdivision covenants or HOA rules, including any architectural review. Look at topography and drainage. Hillside lots can add grading, retaining walls, or stormwater requirements, and those add cost.
Hidden site costs to watch
- Offsite utility extensions if water or sewer lines are not at the lot.
- Finish grading and stormwater items required by the municipality.
- Rock or poor soils that increase excavation or foundation costs.
- Septic system design, reserve area, and permit fees for rural lots.
Pick your builder and contract path
You will see three common approaches locally. Production builders use set plans with standardized options and faster timelines. Semi‑custom builders offer base plans with meaningful changes and upgrades. Custom builders design one‑off plans with longer timelines and more buyer decisions.
You can also choose between a spec (inventory) home or a build‑to‑order plan. A spec home is already underway or complete. It can deliver faster move‑in with fewer customization options. Semi‑custom gives you a balance of flexibility and predictability. Full custom gives you the most control and the longest timeline.
When you review contracts, ask for a clear price breakdown that separates base price, lot cost, options, and allowances. Confirm the detailed specs, milestone timeline, financing terms, inspection rights, warranty coverage, and what happens if either party defaults.
Make allowances work for you
Allowances are line items in the contract for selections you have not made yet, like cabinets, counters, flooring, lighting, plumbing fixtures, appliances, and landscaping. If your selections exceed the allowance, you pay the difference; if you come in under, ask whether you receive a credit or if the builder retains the savings. Clarify deadlines for each selection so you do not trigger delays or default choices.
Manage change orders
Any change after the contract is a written change order. It should state the scope, price impact, and time impact. Specialty items can have long lead times, so late changes can extend the schedule. Keep every change order documented and signed, and track cumulative cost increases.
Timeline, permits, and inspections
Timelines vary by plan type and season. A spec home can be 2 to 6 months from construction start, or 4 to 8 months if starting from slab. Semi‑custom often runs 6 to 9 months from permit to completion. Full custom can take 9 to 18 months or longer. Wisconsin winter weather and supply constraints can add weeks or months.
Permits and who handles them
The builder typically pulls permits and schedules municipal inspections at footing and foundation, framing and rough‑ins, insulation, and final. Confirm whether your lot is in the Village of Holmen or La Crosse County. Many buyers also hire an independent inspector at key stages like pre‑foundation, pre‑drywall, and final. An independent pre‑closing punch list can save time after move‑in.
Contingencies and financing
Financing can be a standard mortgage for a spec home or a construction‑to‑permanent loan for semi‑custom and custom builds. Your contract should address financing contingency, appraisal, and inspection rights. Appraisals may reflect lot premiums and builder pricing, which can differ from nearby resale comps.
If you need to sell your current home before closing on the new one, build that into the timeline. Review delay and default clauses. Many builders disclaim weather or supply delays, so know what remedies, if any, are available.
Warranties, punch lists, and closeout
Most builders follow a common warranty framework. You often see one year for workmanship and materials, two years for mechanical systems such as plumbing, electrical, and HVAC, and a longer limited structural warranty, commonly ten years, for major load‑bearing components. Always verify the provider, covered items, exclusions, and how to submit claims.
Before closing, you will do a final walkthrough and create a punch list of items to complete or correct. Put the list in writing and include dates and photos. Keep your warranty contacts handy, and note time frames to submit claims.
Your Holmen new‑build checklist
Use this as your quick reference from first look to move‑in.
Pre‑contract due diligence
- Confirm jurisdiction and the permitting authority.
- Get the plat, covenants or HOA rules, and any architectural guidelines.
- Verify municipal water and sewer or confirm well and septic requirements.
- Review FEMA flood maps and ask for elevation certificates if needed.
- Request soil data or authorize a perc test for septic.
- Ask for builder references and examples of completed homes.
Before signing the build contract
- Request a line‑item price with base, lot, options, and allowances.
- Clarify selection deadlines and what happens if you miss them.
- Ask how unused allowances are handled.
- Confirm delay terms, remedies, and potential occupancy credits.
- Get warranty terms in writing and note the claim process.
During construction
- Track milestones and request regular updates.
- Schedule independent inspections at key stages.
- Keep all change orders in writing with cost and schedule impacts.
- Save receipts and communications for selections and upgrades.
Final steps and move‑in
- Complete a thorough final walkthrough and punch list.
- Confirm final inspection approvals and certificate of occupancy.
- Collect warranty contacts, documents, and deadlines for claims.
Smart questions to ask on a planning call
- I’m considering Lot [X] in [Subdivision name]. Can we verify whether it’s in village limits, if it has municipal utilities, and what the permit timeline looks like?
- Should I buy a spec home the builder has or build semi‑custom on a lot? Can we compare costs, allowances, and likely completion windows?
- Before I sign, can we review warranty coverage, what’s included in the specs, and which independent inspections I should schedule?
- Does a construction‑to‑permanent loan make sense for me, and what will my lender need at each draw?
Final thoughts and next steps
Building in Holmen can be straightforward when you have the right plan and the right partners. Start with a clear lot strategy, a transparent contract, realistic timelines, and firm selection deadlines. Layer in independent inspections and a written warranty process, and you will set yourself up for a smooth experience.
If you want local guidance from lot selection through closing, reach out. Our team works new builds across the Greater La Crosse area and can help you compare spec, semi‑custom, and custom paths with clarity. Start your plan today with Jillian Hugo.
FAQs
How long does new construction usually take in Holmen?
- Spec homes can be 2 to 6 months if underway, semi‑custom often 6 to 9 months, and full custom 9 to 18 months or more, with winter adding time.
Will my Holmen lot have municipal water and sewer?
- Lots inside village subdivisions often have municipal utilities, while nearby county parcels may require a private well and septic; verify before you commit.
What are allowances in a builder contract?
- Allowances are preset dollar amounts for items you will select later, and you pay any overage or may receive a credit if you come in under, depending on the contract.
When can I make changes during the build?
- Changes happen through written change orders, which outline cost and schedule impacts; late changes can extend the timeline due to lead times.
Do I need inspections on a new home?
- Municipal inspections are required, and many buyers also hire an independent inspector at pre‑foundation, pre‑drywall, and final for added assurance.
What does a typical new‑home warranty cover?
- Many builders offer 1‑year workmanship and materials, 2‑year mechanical systems, and a longer limited structural warranty; confirm exact terms in writing.
How do appraisals work on new builds with few comps?
- Appraisals often consider lot premiums and builder pricing rather than nearby resale comparables, so discuss valuation with your lender early.
What if the builder is delayed by weather or materials?
- Contracts often exclude weather and supply delays from penalties, so review delay clauses and remedies before signing.
