Looking to build your dream home on your land? Discovery Builders is a custom home builder based in southern Indiana helping families turn their property into the perfect place to call home since 1992.
Discovery Builders specializes in building custom homes on the land you already own or plan to purchase. We guide you through the entire off-site build process: from evaluating your lot to final walkthrough, with expert advice and a commitment to quality at every step. To help you get started, we offer a complimentary lot assessment.
Our process includes:
We build on lots in Indiana, specifically Floyd, Clark & Harrison counties. If you are located in or between these more popular cities we’ve got you covered. Not sure? Just ask.
Discovery Builders specializes in building “better built homes” for clients who value quality, thoughtful design, and long-term comfort.
Our ideal clients are often:
To ensure we deliver the best experience and product, we have established a few baseline requirements for custom and off-site builds.
Get clarity on floorplans, construction timelines, financing, and what to expect when you build with us.
As a custom home builder with more than 25 years of experience, we focus on building high-quality homes with thoughtful layouts, enduring craftsmanship, and personalized details that make each home truly one of a kind. From unique architectural touches to finishes that add character and value, every home is designed to reflect the needs and style of its owner. Our award-winning team is grounded in trust, integrity, and a commitment to customer satisfaction that extends well beyond the sale. The Southern Indiana communities we develop are built to last, and built with care, whether we’re building in one of our neighborhoods or helping you build a home on your lot.
We build semi-custom homes in thoughtfully designed neighborhoods and also offer build-on-your-lot services for clients who already own or are purchasing land in Southern Indiana. Many of our homes are built from a curated set of floor plans that you can personalize, while others are move-in ready for buyers who want a quicker timeline. As a custom home builder, we focus on flexibility, craftsmanship, and delivering homes tailored to your lifestyle, no matter where you choose to build.
Yes. If you already own land or are under contract, we offer a one-time complimentary lot evaluation. A member of our team will conduct an on-site visit to assess its basic suitability for construction. If the lot is a fit, we can then begin planning your custom home. This is one of the first steps we take when you’re ready to build a home on your lot.
Yes. Because every lot is different and custom work is required, our off-site builds typically begin at a minimum all-in budget of $350,000. This includes the home itself, site preparation, utility connections, and any necessary customizations to accommodate the property.
We focus on building well-designed, better-built homes that meet our standards for quality and longevity. If your goals and location align with our process, we’d be happy to set up a consultation to determine if we’re a good fit.
Yes. Utilities such as water, sewer or septic, and electric service must be in place before we can begin construction. In many counties, we cannot even pull permits until proof of utility connections—such as a sewer tap—is provided.
If you’re unsure how to go about securing utilities for your property, our team can help. We regularly assist clients in navigating the steps required to get their lot build-ready and can point you in the right direction or connect you with trusted professionals.
We focus on building well-designed, better-built homes that meet our standards for quality and longevity. If your goals and location align with our process, we’d be happy to set up a consultation to determine if we’re a good fit.
We’re flexible. Many of our clients bring a floor plan they already love—whether it’s one they’ve found online, designed with an architect, or sketched themselves. Others choose to start with one of our existing layouts and personalize it to fit their needs.
In either case, our team will work closely with you to adapt the design to your lot, budget, and lifestyle. We specialize in customizing floor plans to make sure your home is both functional and beautiful, while also meeting local code and construction standards.
Yes, we guide you through the entire design process to ensure your home reflects your unique vision. With our “Our Plan, Your Way” approach, you’ll have the flexibility to customize the floor plan and design details while still benefiting from the quality and structural integrity we’re known for as a custom home builder. During the contract phase, we collaborate closely to outline specifications that fit your budget and preferences. From there, we develop detailed plans and documentation that define your project scope and serve as the foundation for construction. Once everything is finalized, we formalize it in a contract or purchase agreement, giving you clarity and peace of mind as we move forward.
We’re committed to building homes that meet or exceed local codes, as well as your expectations. Our construction standards include:
While we don’t offer in-house financing, we work closely with trusted local lenders who specialize in new construction. One of our preferred partners is Katie King at Signature Mortgage, who has deep experience helping clients navigate the home-building loan process. We’re happy to connect you to the right lending partner for your needs—especially when financing a build on your own land.
We closely monitor the lending timeline and stay in communication with your lender to help prevent delays. We recommend working with Katie King at Signature Mortgage, who understands our construction process and can navigate challenges efficiently. If an issue arises, we’ll work with your lender to find solutions and keep you informed at every step.
We’re a fixed-price builder. That means the price in your contract includes all agreed-upon selections and upgrades. If you decide to make changes after construction has started, we’ll walk you through a formal change order process and clearly explain any cost impacts. For off-site builds, additional charges may apply if the site requires unusual excavation, engineering, or soil remediation. Nothing moves forward without your approval.
Our home-building process typically takes 7 to 11 months from start to finish. It begins with a consultation phase (2-4 weeks) where we discuss your goals, budget, and financing, including help with selling an existing home if needed. The contract phase (2-4 weeks) follows, where we finalize your design and custom specifications. Construction itself takes 6-8 months and includes foundation work, framing, and finishes. During this time, you’ll work closely with a designer to select your materials and features. Finally, we’ll guide you through a closing process (1-2 weeks) that includes a final walkthrough, inspection, and homeowner orientation.
We encourage collaboration and communication every step of the way. You’ll have the opportunity to select finishes and make floor plan customizations, guided by our team and your dedicated project manager. We’ll keep you updated regularly and are always available to answer questions. After move-in, our post-closing team remains available for continued support, and your home is covered by our warranty and 11-month callback service.
You’ll be supported by a dedicated project manager who oversees your home from the early planning stages through closing. This person will serve as your primary point of contact, providing regular updates and answering any questions you have along the way. Our team approach ensures you always know who to reach out to, and that your home is progressing according to plan.
Every new home we build is backed by a comprehensive builder warranty. This includes a complimentary 11-month callback to address cosmetic settling issues, as well as structural and system coverage ranging from 2 to 10 years depending on the component. Our service team is here to support you throughout your homeownership journey.
Getting started is easy, just reach out to our team in whatever way works best for you:
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