Build New Or Buy A Villa At The Reserve?

Is your perfect Coastal Bend day one that starts with coffee on the bay and ends with a sunset boat ride? If you are eyeing The Reserve at St. Charles Bay in Lamar, you are likely weighing a big decision: build a new coastal home or buy an existing villa. Both paths can deliver that waterfront lifestyle, yet they differ on timing, costs, and long‑term value.

You want clarity, not surprises. In this guide, you will learn what drives value in The Reserve, how timelines and costs compare, and which coastal‑specific risks and permits to verify before you commit. You will also get a simple framework to score your options. Let’s dive in.

What drives value at The Reserve

The Reserve at St. Charles Bay is a coastal community where waterfront living is the main draw. Several factors shape price, desirability, and resale strength.

• Water position and view. Waterfront or canalfront with unobstructed bay views commands the strongest pricing. Interior lots generally trade lower. Lot elevation and susceptibility to storm surge also influence value and insurance.
• Dockage and access. A permitted private dock, boatlift capability, and reliable canal depth are major value multipliers. The cost and timing to build marine structures can vary based on permits and site conditions.
• Coastal‑resilient construction. Elevated foundations or pilings, reinforced framing, and impact‑rated windows and doors can add upfront cost but often reduce maintenance and insurance risk.
• Turnkey finishes and floor plan. Open living, modern kitchens and baths, durable coastal materials, and quality mechanical systems tend to resell faster and higher.
• Site work and utilities. Sewer or septic, water availability, electrical hookups, and underground utility access affect build cost and schedule.
• Community amenities and HOA. Private roads, shared docks, and HOA services shape appeal and dues. HOA design guidelines also influence what you can build or modify.

Bottom line: two lots in the same street can carry very different total costs by the time you add dockage and site work. Verify these variables early.

Buying an existing villa: speed and predictability

If you want to enjoy the bay soon, buying an existing villa or custom home in The Reserve can be the fastest route.

• Typical closing timeline is about 30 to 60 days after contract, depending on financing and inspections.
• You get immediate occupancy after closing if the home is ready.
• You can inspect actual condition and features before you buy, which can reduce surprises.

Potential tradeoffs to plan for:

• Some homes may need updates to align with today’s coastal standards, such as impact windows or elevated utilities.
• Existing docks or seawalls can be aging or out of step with current permitting, which may require repairs or upgrades.

Resale considerations:

• Immediate rental potential may be possible if HOA and local rules allow short‑term rentals. Confirm rules before relying on rental income.
• Newer coastal‑grade materials and warranties are attractive to future buyers and can support stronger resale.

Building new with a local builder: semi‑custom or spec

If you want fresh finishes and warranty protection without managing a fully custom process, a local builder’s spec or semi‑custom program can be a strong fit. Builders such as FORTIS/McCombs or similar operate in the area with set plans, finish packages, and predictable schedules.

Timeline snapshot

• Spec home close to completion can be the fastest new option, with occupancy after closing.
• A new build on an inventory lot with a semi‑custom program commonly ranges about 6 to 12 months from contract to completion.
• Permitting for coastal elements, especially docks or bulkheads, can add time. Weather and hurricane season can delay exterior work.

Cost watch‑outs

Budget accuracy depends on the details. Ask for itemized bids on the following:

• Soft costs. Architectural and engineering, permits, impact fees, and utility connections.
• Site work. Clearing, grading, retaining walls, and any soil remediation.
• Foundation and structure. Piling or pier foundations typical of coastal builds usually cost more than slab‑on‑grade.
• Marine structures. Docks, boatlifts, and bulkheads are often the largest single line items and are subject to permitting and environmental constraints.
• Coastal materials. Impact‑rated windows and doors, corrosion‑resistant hardware, and protective coatings add cost but can reduce long‑term maintenance.
• Insurance. Flood and windstorm premiums depend on elevation and mitigation. Features like elevated utilities and impact windows can reduce premiums but add to upfront cost.

Pros and cons of semi‑custom

• Pros: New construction warranties, modern finishes, fewer immediate repairs, and builder procurement relationships that can streamline permitting and scheduling.
• Cons: Limited change orders, potential cost overruns if not under a fixed‑price contract, and plans that may not be fully bespoke.

Commissioning a fully custom build

A custom home offers maximum design control and the chance to create a one‑of‑a‑kind coastal property.

• Typical timeline often runs 9 to 18 months or longer, depending on design complexity, permitting, and site conditions.
• Owners take a more active role in decisions, allowances, and inspections.
• If executed well with the right coastal‑resilient specs, a custom home can draw a premium on resale. The flip side is higher budget and timeline uncertainty.

Permit, insurance, and HOA: the essentials in Aransas County

Coastal rules shape cost, timing, and insurability. Before you write an offer or sign a build contract, verify:

• FEMA flood maps and an Elevation Certificate to understand Base Flood Elevation and flood insurance needs.
• Aransas County permits for building, docks, and utilities, including any septic or sewer approvals.
• Texas General Land Office requirements for coastal leases or submerged lands that may affect docks or bulkheads.
• U.S. Army Corps of Engineers permits for work in navigable waters or dredging.
• Texas windstorm regulations and insurance options through TWIA or private carriers.
• The Reserve HOA covenants, design guidelines, and rules for exterior finishes, setback, dock placement, and any short‑term rental policies.

A quick rule of thumb: confirm elevation relative to BFE, dock permitting status, and preliminary insurance quotes for both the existing home and a proposed new build on the same lot.

Coastal risks to vet on St. Charles Bay

Every waterfront site is unique. Ask targeted questions about:

• Flood and storm surge exposure, including any recent flood map remapping.
• Shoreline stability and erosion history for specific lots.
• Canal depth, dredging policies, and reliable boat access.
• Utility reliability after storms, and whether lines are buried or overhead.
• Access roads and evacuation routes that affect both peace of mind and insurance.

A simple scorecard to compare your options

Use a weighted decision matrix to keep emotions and numbers in balance. Score each option from 1 to 5 on each factor, then multiply by the weight and sum the totals.

• Water access and dock availability — 25%
• Time to occupancy — 20%
• Upfront cost and price certainty — 20%
• Long‑term maintenance and insurance costs — 15%
• Resale potential and market desirability — 20%

Sensitivity checks help too:

• What happens to your monthly costs if flood insurance doubles?
• How much value do permitted docks add in recent comparable sales? Focus on apples‑to‑apples comps, such as waterfront new builds versus waterfront resales with similar elevation and dockage.

Due diligence checklist

Request and review these items before you decide.

For any lot or home:

• Current survey and legal description.
• Elevation Certificate or topo showing height relative to BFE.
• HOA CC&Rs, bylaws, and architectural guidelines for The Reserve.
• Recent comparable sales and active inventory for The Reserve and the broader Aransas County coastal submarket.
• Any available flood insurance claims history for the property.

For existing villas and resales:

• Complete home inspection, including pilings or foundation, roof, mechanicals, and septic or sewer.
• Dock and bulkhead inspection, plus any permits or approvals on file.
• Warranty documents and records of recent renovations.

For building with a local builder:

• Sample contract that clarifies fixed price versus cost‑plus, payment schedule, and warranty terms.
• Builder references and a portfolio of completed coastal projects, ideally in The Reserve or similar neighborhoods.
• Detailed line‑item estimate for foundation, pilings, seawall, dock, mechanicals, and exterior coastal finishes.
• Allowance schedules, change order process, and a milestone‑based timeline.

Permitting and insurance:

• Copies of, or process for, coastal permits through local and state agencies, and any USACE involvement if applicable.
• Septic or sewer approvals as needed.
• Preliminary flood and windstorm insurance quotes for both an existing home and a proposed new build on the same lot.

Which path fits you best

Choose the option that matches your timeline, risk comfort, and lifestyle priorities.

• If speed and fewer unknowns matter most, buy an existing villa or a near‑complete spec home with a permitted dock and proven coastal construction.
• If you want specific layouts and finishes with some predictability, a reputable semi‑custom program can balance customization and schedule. Confirm fixed‑price terms and whether docks and bulkheads are included.
• If you want a signature home and plan to own long term, a fully custom build can deliver a standout property. Budget for more time and oversight.

Across all paths, the three biggest determinants of long‑term value at The Reserve are clear: dockage and water access, elevation relative to BFE, and insurability. Verify these first.

Ready to compare specific homes and lots at The Reserve or talk through a build plan with local pros? Reach out for tailored guidance on timing, permits, and true cost of ownership. Connect with Unknown Company to get started.

FAQs

How long does it take to build a new home in The Reserve in Lamar, TX?

• Semi‑custom builds on inventory lots often run about 6 to 12 months from contract to completion, while fully custom projects commonly take 9 to 18 months or longer depending on permitting, site conditions, and weather.

What are the biggest cost variables for building on St. Charles Bay?

• Piling or pier foundations, docks and bulkheads, and coastal‑grade materials are major line items. Soft costs like engineering, permits, and utility hookups also add up, and flood and wind insurance premiums depend on elevation and mitigation.

What should I check before buying an existing villa at The Reserve?

• Review a full home inspection, dock and bulkhead condition and permits, elevation relative to BFE, HOA rules for modifications and rentals, recent comparable sales, and preliminary insurance quotes for flood and wind.

How do permits and agencies affect coastal building in Aransas County?

• Coastal projects can involve FEMA flood mapping, Aransas County building permits, Texas General Land Office rules for coastal features, and U.S. Army Corps of Engineers permits for work in navigable waters. These steps influence cost and timelines.

Are short‑term rentals allowed at The Reserve at St. Charles Bay?

• Policies depend on the HOA’s covenants and current rules. Request The Reserve CC&Rs and design guidelines, and verify any rental restrictions with the association before you rely on projected income.

How can I reduce long‑term insurance and maintenance costs on the coast?

• Build or buy with coastal‑resilient features such as impact windows and elevated utilities, maintain docks and bulkheads proactively, and confirm elevation relative to BFE. Newer materials and warranties can also support lower maintenance and stronger resale.