Your Guide Building a Home at River Trails
Everything you need to know before you break ground.
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Building a home from scratch can feel overwhelming, especially if you've never done it before. The good news is that River Trails was designed with this process in mind. This guide walks you through every step, from choosing your lot to moving in, so you know what to expect and can make decisions with confidence.
01. Choose Your Homesite
The first step is finding the right lot. At River Trails, each homesite is unique, varying in size, topography, tree coverage, and proximity to the river and trails. Take your time here. Request to walk the lots. Visit at different times of day. Think about how the land feels, not just how it looks on paper.
Things to consider when choosing your lot:
Orientation and sun exposure
Proximity to trails, shared spaces, and The Pilgrim River
Tree coverage and natural features you want to preserve
The shape and slope of the land and how it might affect your build
02. Understand the Covenants and Community Standards
River Trails has a set of covenants and community standards in place to protect the character of the land and the quality of life for everyone who lives here. Before you purchase, take time to read and understand these. They cover things like home size, building materials, landscaping, and land stewardship practices.
These standards exist to keep River Trails looking and feeling the way it does, and they're part of what makes the community worth investing in.
03. Secure Financing
If you're financing your purchase, you'll want to line up your construction loan before you go too far into the planning process. Construction loans work differently than traditional mortgages, and it's worth understanding how they work early.
A few things to know:
Construction loans typically cover both the cost of the land and the build
They are usually disbursed in stages as construction milestones are met
Once construction is complete, many buyers convert to a traditional mortgage
Work with a lender who has experience with construction loans and is familiar with building in the Upper Peninsula
04. Find Your Builder
Choosing the right builder is one of the most important decisions you'll make. River Trails has worked with Bill Sleeman at Sleeman Construction, an on-site builder who knows the land, understands the community standards, and has experience building in the Keweenaw. Working with a builder who is already familiar with River Trails can save you significant time and headache.
If you plan to bring your own builder, make sure they are licensed in Michigan, experienced with construction in the UP, and comfortable working within the River Trails covenants.
05. Design Your Home
This is the fun part. Work with your builder and an architect or designer to develop plans for your home. Keep in mind the River Trails guidelines as you design: homes are scaled to 2,500 square foot footprint, with guest houses up to 1,000 square feet allowed. Natural and durable building materials are expected throughout.
One approach some River Trails owners take is building their guest house first. Living on site in the guest house while the main home is under construction lets you get a feel for the land through the seasons, make more informed decisions about your primary build, and avoid the cost of housing elsewhere during construction. It's a practical strategy that a number of buyers have found works well.
Think about how your home will sit on the land, how it will interact with the natural features of your lot, and how it will feel to live in day to day.
Silo House digital rendering created during home design process for a home at River Trails.
06. Pull Your Permits
Before any construction begins, your builder will need to pull the appropriate permits through Houghton County and the State of Michigan. This is a standard part of the process and something your builder should handle on your behalf. Plan for some lead time here, permitting can take several weeks depending on the scope of your project.
07. Break Ground
Once permits are in hand, construction begins. Your builder will walk you through a construction timeline and keep you updated as milestones are hit. Stay in communication, ask questions, and visit the site regularly. This is your home taking shape.
A typical new build timeline in the UP runs anywhere from 10 to 18 months depending on the size and complexity of the project and seasonal considerations.
08. Final Walkthrough + Move In
As construction wraps up, you and your builder will do a final walkthrough to identify anything that needs to be addressed before you take possession. Once everything checks out, you close on your construction loan, convert to your permanent mortgage if applicable, and get your keys.
Welcome home.
Ready to Get Started?
The best first step is a conversation. Reach out to the River Trails team to learn more about available homesites, connect with our on-site builder, and get your questions answered. The Keweenaw is waiting.
