Custom luxury homes · Johns Creek, GA

Custom homes in Johns Creek

Building in Johns Creek often means an infill lot or a teardown in an established neighborhood. The city's submittal checklist is detailed, and lots near the Chattahoochee add a River Corridor review.

Building a custom home in Johns Creek

The Johns Creek Community Development Building Division issues residential permits. A new single-family submittal needs a full site plan with a survey by a licensed land surveyor, Fulton County sewer and water permits, and Manual J and Manual S HVAC sizing reports.

Pools and retaining walls are permitted separately from the house.

What to know before you build in Johns Creek

Licensed survey

The site plan must include a survey by a licensed land surveyor.

Fulton County sewer and water

New homes need Fulton County sewer and water permits as part of the submittal.

HVAC sizing reports

Manual J and Manual S reports are required, so the HVAC design is done before permitting, not during framing.

Chattahoochee River Corridor

Properties in the River Corridor need an as-built survey and a Hold & Release Affidavit.

Stream buffers

Johns Creek requires a 50-foot undisturbed stream buffer plus a 25-foot impervious setback.

Separate permits

Pools and retaining walls each need their own permit.

How we build

Start with the land
We walk the lot with you before plans are final: access, slope, septic or sewer, buffers and where the house should sit.
Open-book pricing
Custom homes are built cost-plus. You see the supplier and subcontractor invoices behind every draw, not a single lump number.
Permits and plan review
We handle submittals with the city or county building office and coordinate the surveys, soil reports and engineering they require.
On site, every day
Jerry runs the job in person. You get regular progress updates with photos, like the public build journal for Lakewood Lodge.

Keep reading

GuideWhat Goes Into the Cost of a Custom Home in Forsyth CountyThe line items that set your number, the local fees most people miss, and how open-book pricing works.Read more GuideBuilding a Home on Lake LanierCorps of Engineers property lines, the 1085 flowage easement, dock permits and what to check before you buy.Read more GuideHow to Evaluate a Building Lot in North GeorgiaSeptic and soil, stream buffers, surveys, water and sewer: what to confirm before you close on land.Read more

Other places we build

Where we buildCustom Homes in CummingPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in AlpharettaPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in MiltonPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in DawsonvillePermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in Gainesville & Lake LanierPermits, local rules and what to expect when you build here.Read more

Sources

Rules and fees change. Confirm with the office before you rely on them. Last checked October 2026.

Talk to Jerry and Karen about your build.

Tell us about your land and your plans. We reply by phone or email.