Why It’s Time to Sell Your House in Texas and Build a Home in the Mountains of Colorado

Have you ever found yourself daydreaming about trading the relentless buzz of city life for the tranquility of the mountains? If you live in Texas, with its scorching summers, crowded urban sprawl, and ever-increasing property taxes, that dream might be closer to reality than you think. Let us introduce you to a slice of heaven: Pagosa Springs, Colorado. Nestled in Southwest Colorado, this small mountain town is the perfect escape—and the perfect place to build your dream home.

 

Here’s why it might be time to sell your house in Texas and start fresh in the Rockies.

 

Escape the Heat, Embrace the Outdoors

One of the most enticing reasons to leave Texas behind is the climate. Texas summers are notorious for their oppressive heat, making outdoor activities unbearable for months at a time. Pagosa Springs, on the other hand, offers a mild and refreshing summer climate. Imagine stepping outside in July and feeling a cool mountain breeze instead of a wave of suffocating heat.

Pagosa’s summers invite an active, outdoor lifestyle. You’ll find endless opportunities for mountain biking, hiking, rock climbing, kayaking, and paddleboarding  or wake boarding on nearby Navajo Lake. For golfers, the area boasts pristine courses with breathtaking views. And when winter arrives, Pagosa transforms into a snowy playground with skiing, snowboarding, snowmobiling, and even hot springs to relax in after a day in the powder.

 

Actual Snow Activities for Winter Enthusiasts

 

Speaking of snow, winters in Texas are often an afterthought—short, sporadic, and occasionally inconvenient. And to top it all off the cold is a bone chilling, moist, horrid monster. But in Pagosa Springs, winter is an adventure. With Wolf Creek Ski Area just a short drive away, boasting some of the best snow in Colorado, winter becomes something to look forward to. From snowshoeing in the San Juan National Forest to sledding with the kids or ice fishing on frozen lakes, you’ll discover a season full of possibilities.

 

Pagosa Springs offers a refreshing contrast. While the town is small, it punches above its weight with an impressive selection of local restaurants, breweries, and shops. You can enjoy gourmet meals without fighting for reservations or navigating packed parking lots. And the cost of living here? Surprisingly comparable to major Texas cities when you factor in the lower property taxes and overall quality of life.

 

Your Gateway to Adventure and Natural Beauty

Pagosa Springs isn’t just a town; it’s a gateway to some of the most breathtaking landscapes and outdoor adventures in the country. Within an hour’s drive, you can explore the Great Sand Dunes National Park, the San Juan National Forest, and countless rivers, trails, and peaks.

 

Fancy a quiet day? Take your boat out on Navajo Lake, just 30 minutes away, or soak in the town’s world-famous hot springs. For adrenaline junkies, there’s rafting down the San Juan River or hitting the trails on a side-by-side ATV. Whether you’re after serenity or excitement, Pagosa Springs offers it all.

 

A Healthier, Happier Lifestyle

The mountains don’t just offer beautiful views; they also inspire a healthier way of life. The clean air, active community, and abundant outdoor activities naturally encourage you to spend more time moving and less time sitting. In Pagosa Springs, it’s easy to fill your days with hiking, skiing, biking, and exploring—activities that are not only enjoyable but also great for your health.

 

Plus, the small-town vibe means you’ll get to know your neighbors, shop local, and feel a sense of community that’s often lost in big cities. And when you need to travel, Durango-La Plata County Airport is just an hour away, connecting you to the world while keeping you blissfully removed from its chaos.

 

Build the Home You’ve Always Wanted

If you’re ready to leave Texas behind, why settle for an existing house? Building your dream home in Pagosa Springs allows you to design a space that perfectly fits your vision. At BWD Construction, we specialize in custom homes that blend seamlessly with the surrounding beauty of Southwest Colorado. From cozy cabins to expansive mountain retreats, we’ll help you create a home that embodies the lifestyle you’ve been craving.

Make the Move

Pagosa Springs isn’t just a place to live—it’s a place to thrive. Whether you’re drawn by the promise of adventure, the allure of a tight-knit community, or simply the desire to escape the grind of city life, the mountains are calling. And at BWD Construction, we’re here to make your dream a reality.

 

Visit our website today to learn more about building your custom home in Pagosa Springs. Let’s turn your mountain dreams into your everyday reality.

What to Expect During the Custom Home Design Process

Designing and building a custom home is a transformative experience. It’s not just about framing a well-built house; it’s about creating a home uniquely tailored to your lifestyle, tastes, and dreams. At BWD Construction in Southwest Colorado, we understand the importance of this journey. That’s why we’ve developed a transparent, collaborative process that ensures every step is clear, enjoyable, and aligned with your goals.

 

Here’s a comprehensive look at our custom home design process, including how we use cutting-edge tools like BuilderTrend software to keep everything on track and ensure your vision becomes a reality.

Step 1: Aligning Your Vision with Your Budget

Every successful custom home project begins with a clear understanding of your vision and your financial parameters. After engaging BWD Construction, the first step is to select an architectural partner who aligns with your goals. We work with skilled architects who specialize in creating designs that reflect your lifestyle, aesthetic preferences, and functional needs.

 

At this stage, we focus on conceptualizing the structure within your desired budget. This process involves exploring layout options, materials, and construction methods that balance your design aspirations with financial feasibility.

 

It’s not uncommon for people to have what we like to call “champagne taste on a beer budget.” Many dream homes start with big ideas, but we specialize in refining those ideas to ensure they are practical without compromising on the essence of what you want. Through collaboration, we find creative ways to align your dreams with a realistic budget, laying the foundation for a successful project.

 

 

Step 2: Detailed Budget and Signing the Contract

 

Once the design phase is complete and you’ve identified your non-negotiables—the elements you absolutely want included in your home—we move on to creating a detailed, itemized budget. This is one of the most important steps in the process, as it ensures transparency and clarity about costs.

The budget includes everything:

 

  • Structural components including permits
  • Interior and exterior finishes
  • Mechanical systems
  • Appliances
  • Landscaping, if desired

 

This level of detail ensures there are minimal surprises later (Construction always holds a surprise unfortunately). We’ll review the budget with you in depth, answering any questions and making adjustments as needed to ensure it aligns with your priorities.

Once you’re completely satisfied, we’ll proceed to signing the construction contract. At this point, the vision is set, and we’re ready to move forward with confidence, knowing everyone is on the same page.

 

 

Step 3: The Fun Begins—Designing Your Dream Home

 

With the contract signed and the budget locked in, we dive into the most enjoyable part of the process: designing the interiors of your home.

 

We schedule two to three in-person meetings with our design team at our showroom in Pagosa Springs, CO. These meetings are hands-on sessions where you’ll have the opportunity to select finishes that match your style and vision. Our team will have pre-curated options based on your preferences, making the process efficient and exciting.

We strongly recommend creating a Pinterest dream board or similar visual guide before these meetings. These boards help us understand your style better, whether it’s rustic, modern, traditional, or a unique blend. From cabinetry and flooring to fixtures and paint colors, every choice is carefully considered to ensure your home feels like an extension of you.

 

Once selections are made, our team gets to work sourcing the materials, verifying availability, and compiling a comprehensive cost breakdown. This ensures we’re staying aligned with your budget while meeting your aesthetic goals.

 

Step 4: BuilderTrend—Your Digital Dashboard

 

As selections are finalized, we upload all details into BuilderTrend, a powerful project management platform that keeps you informed and engaged throughout the build.

In the Selections tab, you’ll find every choice we’ve discussed, including:

 

  • Paint colors
  • Exterior materials
  • Cabinetry styles
  • Flooring materials
  • Appliance models
  • Lighting fixtures
  • Plumbing Fixtures
  • Countertops and backsplashes

 

BuilderTrend allows you to review each selection, approve it, request changes, or explore alternative options. One of the most valuable features of BuilderTrend is live budget tracking. As you make decisions, you’ll see how each choice impacts the overall budget in real time. This level of transparency ensures there are no financial surprises and empowers you to make informed decisions.

 

BuilderTrend also serves as a central communication hub. You can view timelines, track progress, and communicate with our team directly through the platform, making it easier than ever to stay involved, even if you’re managing the project from a distance.

 

Step 5: Watching Your Home Come to Life

 

As construction progresses, we recommend visiting the site at key stages, especially when finishes are ready to be installed. Seeing your selected materials in their actual environment often provides a fresh perspective, as lighting, spatial context, and surroundings can make them look different from samples or showroom displays.

We encourage you to take advantage of these site visits to confirm you’re happy with how things are coming together. If adjustments are needed, this is the perfect time to make them before final installations are complete.

 

Our Commitment to Your Vision

 

At BWD Construction, we understand that building a custom home is one of the most significant investments you’ll ever make. It’s not just about constructing a building; it’s about creating a space where memories will be made, milestones celebrated, and everyday life enjoyed.

That’s why we’re committed to making the process as smooth, transparent, and enjoyable as possible. With tools like BuilderTrend, a personalized design experience, and a dedicated team, we ensure your journey is collaborative and stress-free. From aligning your budget with your dream to handing you the keys to your completed home, BWD Construction is here to guide you every step of the way. If you’re ready to start the journey of creating your custom home in Southwest Colorado, we’d love to partner with you to bring your vision to life.

 

Let’s build something extraordinary together.

Budgeting for a Large Remodel: What to Expect and How to Stay on Track

When embarking on a large remodeling project in Southwest Colorado, budgeting can feel like an overwhelming task. At BWD Construction, we’ve seen firsthand how a thoughtful budget can make the difference between a dream project that stays on track and one that spirals out of control. A remodel is an exciting opportunity to transform your home, but without careful planning, it can also become a source of frustration. Here’s how to establish a realistic budget, anticipate common expenses, and prevent budget overruns so you can enjoy the process from start to finish.

Start with a Realistic Budget

 The foundation of a successful remodel is a realistic budget. Begin by understanding the scope of your project and the costs involved. Work closely with your contractor to get detailed estimates for labor, materials, permits, and any additional costs specific to your area, such as hauling debris or adapting to unique architectural requirements.

 

Be prepared to include a contingency fund, typically around 10-15% of your total budget. Unexpected expenses can arise, from uncovering outdated wiring to addressing hidden water damage, and having a financial cushion ensures you’re ready for surprises without derailing your progress.


Know Your Non-Negotiables

Before the first hammer swings, sit down and clarify your priorities. What aspects of your remodel are must-haves, and where can you compromise if necessary? For instance, if you’re remodeling your kitchen, your non-negotiables might include high-end appliances or custom cabinetry, while you’re willing to opt for budget-friendly lighting fixtures.

 

Defining these priorities from the outset not only ensures your investment reflects what’s most important to you but also helps your contractor allocate resources effectively. When unexpected costs arise, as they often do, knowing your non-negotiables will help you make decisions that align with your vision.


Avoid the Budget-Killer: Changes 

One of the most significant threats to staying on budget is making changes once the project is underway. Altering layouts, upgrading materials, or adding features mid-project can lead to costly delays and increased expenses.


The key to avoiding this is thorough planning before construction begins. Collaborate with your contractor and designer to finalize every detail, from the type of flooring to the color of your fixtures. It’s also helpful to use visualization tools or mock-ups to ensure you’re confident in your choices. Once the plan is set, stick to it as closely as possible to avoid unnecessary headaches and financial strain.


Be Realistic About Your Timeline 

A realistic timeline is just as important as a realistic budget. Remodeling projects often take longer than homeowners anticipate due to unforeseen challenges, material lead times, or weather-related delays. Work with your contractor to establish a timeline that accounts for these factors.


Remember, rushing a project to meet an unrealistic deadline can result in costly mistakes. While it’s natural to want the work completed as quickly as possible, allowing enough time for careful craftsmanship and problem-solving is essential for achieving the quality you expect.


Choose the Right Contractor 

Selecting the right contractor is one of the most critical decisions you’ll make. It’s tempting to go with the lowest bid to save money, but this can backfire. Low bids often come with hidden costs in the form of change orders, as some contractors might quote a low initial price to secure the job and then add unexpected charges later.


Instead, prioritize contractors with a proven track record of transparency, quality work, and clear communication. Look for reviews, ask for references, and have open conversations about their processes. At BWD Construction, we believe in building trust through clear, upfront pricing and honest discussions about what your budget can achieve. A good rule of thumb in any selection is you will have 3 choices that you have to select 2 from. Cheap, Quality (good), Fast. You can have it cheap and fast but won’t be quality. You can have quality and fast but won’t be cheap.

Keeping Your Remodel on Track

Staying on budget requires consistent monitoring and communication throughout the project. Regularly review expenses with your contractor and address any discrepancies immediately. Establish a system for approvals to ensure that every decision aligns with your budget. At BWD Construction utilizes BuilderTrend Software that allows you as the client to have access to schedule, daily logs from the team, as well as setting up weekly meetings with your Project Manager to review expenses and progress. Address any discrepancies or concerns immediately.

 

 

Finally, lean on your contractor for guidance. A good contractor will help you navigate tough decisions, keep the project organized, and ensure you’re informed every step of the way.

Conclusion

Remodeling your home is a big investment, but with proper budgeting, clear priorities, and the right team, it can also be a rewarding one. By understanding common expenses, sticking to your plan, and avoiding budget pitfalls, you can achieve a remodel that not only meets but exceeds your expectations.


At BWD Construction, we’re here to help Southwest Colorado homeowners navigate the remodeling process with confidence. Whether it’s building your budget, refining your vision, or delivering top-quality results, we’re committed to helping you keep the edge on your remodel. Let’s make your dream home a reality!

How to Plan Your Custom Home Build: Key Steps and Timelines

Planning a custom home build is a journey of creativity, decision-making, and logistics. Especially in mountainous regions with seasonal challenges, like an average of 420 inches of snow per year, the planning process can become even more complex. With realistic timelines and clear goals, your dream home can go from a vision to a reality. Here’s a guide on the key milestones and timeline expectations when building a custom home in mountain settings.


 1. Initial Consultation and Visioning (3-5 Weeks)

The process begins with an initial consultation where you’ll share your vision, must-haves (non-negotiables), and goals for your home. This step includes discussing lifestyle needs, style preferences, budget, and any environmental considerations (e.g., views, solar exposure). Your builder can also help you understand the additional planning considerations for mountain climates, especially in snow-heavy areas. If you do not have a lot picked out add a few more weeks on. BWD Construction can assist in acquiring a lot as well!


 2. Design Phase (3-6 Months)

Once you’ve settled on a builder, the design phase begins. This typically takes about 3-6 months and includes:


·      Finding the right designer. Sometimes it’s an architect sometimes it’s a drafts person. We will do a follow up blog on this portion.

·      Concept Development: Working with architects and designers to create initial layouts.

·      Revisions and Finalization: Making adjustments to the layout and design based on your feedback.

·      Placing the home on the lot and thinking through sun exposer, snow fall, and other items.

·      Permit Preparation: Compiling all necessary documents and applications for permitting.


Due to the complexity of building in mountain settings, more detailed planning is often needed to account for factors like steep slopes, snow management, and erosion control. Extra planning for these elements at the design stage can save both time and costs later.

 

 3. Financing (1-3 Months)

Once your design is complete, the next step is securing financing (See blog #2 on this topic). If you’re working with a local lender or one of our partner banks, this process can be more efficient. Expect around 1-3 months to finalize your loan, covering costs from land purchase (if not already owned) to the final build. For a custom home, we recommend working with lenders who are familiar with the complexities of construction financing.


 4. Permitting and Site Preparation (1-3 Months)

Permitting and site preparation are vital steps that generally take 1-3 months. Mountain builds often require additional permits related to water management, environmental impacts, septic engineering, and hillside stabilization. During this time, the land is cleared, excavated, and prepped for construction.


Pro Tip: Snow can slow down both permitting and preparation processes. Try to schedule this phase before peak winter months, as frozen ground or heavy snow can delay site work. Our ideal planning start is in the fall the prior year to start.

 

 5. Construction (8-20 Months, Based on Size)

Here’s where the vision comes to life, but also where patience becomes crucial, as weather conditions can impact the pace. A typical timeline for a mountain custom home build is:


·      Smaller Homes (Under 2,500 sq. ft.): Approximately 12 months.

·      Larger Homes (2,500+ sq. ft.): Up to 20 months (generally the larger homes are nicer finishes which take longer to complete).


In mountain regions, certain stages (like framing and roofing) might be scheduled around favorable weather windows. Delays are more common due to high snow levels or icy conditions, so having a builder experienced with mountain climates is essential to ensure progress continues despite weather.


 6. Finishing Touches (1-2 Months)

With the main construction complete, the final steps include installing finishes, fixtures, and landscaping. You’ll walk through the house, identifying any final tweaks or adjustments. Due to potential delays earlier in the build, it’s best to allow at least a month for this stage.


 7. Final Inspections and Move-In (1 Month)

After finishing touches are in place, your builder will conduct a thorough inspection and final walkthrough. Any outstanding items are addressed, permits are closed out, and you’ll receive the green light to move in. Plan for this final phase to take about a month.


Mountain Home Building Timeline Summary

A custom home build in mountainous areas typically spans:

·      12 months for smaller homes (under 2,500 sq. ft.)

·      Up to 20 months for larger homes (2,500+ sq. ft.)


 Key Tips for Success

·      Plan for Weather: Building in snow-heavy regions means accounting for winter months when work may slow down.

·      Prioritize Design and Financing Efficiency: The more organized and efficient these early steps are, the more smoothly the construction will progress. Ideal planning in fall.

·      Partner with an Experienced Builder: With unique challenges in mountainous terrains, a builder familiar with these conditions is invaluable. BWD Construction in SW Colorado!!


 

Building a custom home in the mountains is an exciting adventure that can come with a few extra hurdles. With careful planning, realistic timelines, and the right team (BWD Construction!), you can create a home that stands beautifully against the challenges and beauty of nature.

How Do I Get a Construction Loan? Part 1

At BWD Construction, we understand that building your custom home is a major milestone, and navigating the financing process can feel overwhelming. Fortunately, we’re here to help guide you through every step, from finding the right loan to securing funding, so you can focus on bringing your dream home to life.

Whether you choose to work with one of our trusted partner banks (which we highly recommend for a faster, smoother process) or with a bank or credit union of your choice, here’s a breakdown of the construction financing process for residential properties in Colorado.

 

  1. Understanding Residential Construction Loans

Unlike traditional mortgages, construction loans are designed specifically to fund the building of a new home. These loans are short-term and disbursed in stages, or “draws,” as the construction progresses. Once your custom home is complete, the loan typically converts to a permanent mortgage or is paid off or you can seek a refinance with a long-term lender.

The construction financing process can be complex, but working with us and our close partner banks simplifies things. We can streamline communication and ensure the lender understands the intricacies of your project. Our strong relationships with these banks often lead to faster approvals and easier management of your loan.

 

Generally, you are only paying interest payments during the construction phase which makes it easier to keep paying your current living expenses and build a home.

 

  1. Steps to Secure Financing for Your Custom Home

Here’s what you can expect as you move through the financing process:

 

A. Prequalify for a Loan

Prequalification gives you an estimate of how much you can borrow, based on your income, credit score, and financial health. This step is crucial in determining your budget and helping you plan accordingly. If you work with one of our partner banks, this part of the process is usually faster.

 

B. Develop a Detailed Home Construction Plan

Lenders want to see that your project is well-organized and feasible. You’ll need to present:

  • Blueprints and architectural designs of your custom home (which we assist with)
  • A detailed budget outlining estimated costs for materials, labor, permits, and more.
  • A clear timeline that highlights key construction milestones. (This step is due to these type of loans generally have a 12 month life.)
  • Information about your builder (BWD Construction!), including our credentials and past project experience, to show the lender you’re working with a reputable and experienced team.

This detailed plan reassures the bank that your custom home will be completed successfully and within budget.

 

C. Apply for the Construction Loan

Once your plan is ready, you’ll apply for a loan. The application will involve submitting financial documents such as income statements, tax returns, and credit reports. Lenders generally require:

 

  • A down payment, which typically ranges from 20-30% of the total loan amount.
  • A loan-to-value (LTV) ratio calculation, which compares the loan amount to the expected value of your completed custom home.

If you’ve purchased land with cash, you can use this as collateral to reduce the amount of cash needed for the down payment.

 

D. Secure Builder’s Risk Insurance

Construction lenders require builder’s risk insurance to protect against potential issues such as damage to materials or delays in construction. This policy ensures that the project will continue without setbacks, protecting both you and the lender.

 

  1. Using Cash-Purchased Land as Collateral

One of the advantages of working with us at BWD Construction is that we can help you leverage any land you’ve purchased with cash as collateral to secure financing. Here’s how it works:

 

  • Leverage Your Equity: If you’ve paid cash for the land where your custom home will be built, you have 100% equity in that property. This equity can be used as collateral, lowering the amount of cash you’ll need upfront for the loan.
  • Improve Loan Terms: Using land as collateral can help you secure a larger loan or better interest rates because it reduces the lender’s risk.
  • Simplify the Process: We’ll work with your lender to ensure that the equity from your land purchase is factored into the loan application. This can make the overall financing process easier and faster, especially if you use one of our partner banks, which already understands our process.

  1. What’s Required at Closing?

When you’re ready to close on your construction loan, it’s important to know what cash position you’ll need. Here’s what to expect:

 

  • Down Payment: The typical down payment for construction loans ranges from 20-30%, depending on your financial situation and the lender’s requirements. If you’ve used cash to purchase land, some of that equity can be applied to this requirement.
  • Closing Costs: These cover loan origination fees, title insurance, and other administrative expenses. Closing costs for construction loans usually fall between 2-5% of the total loan amount.
  • Contingency Funds: Lenders often require a contingency reserve, usually around 5-10% of the loan, to cover any unexpected expenses during construction. This ensures the project can continue without financial delays if unforeseen costs arise.

  1. Why Choose BWD Construction’s Partner Banks?

We’ve developed strong relationships with several banks that specialize in custom home construction financing. By working with one of our partner banks, you benefit from:

  • Faster approval times, since the lender is familiar with our building process and has experience with similar projects.
  • Streamlined communication between BWD Construction and the lender, ensuring that everyone is on the same page and minimizing delays.
  • Expert guidance from both the bank and our team, ensuring that you get the best financing options available.

However, we’re flexible! If you have a preferred bank or credit union, we’re happy to work with them as well to ensure you get the financing you need.

 

  1. Conclusion

Financing a custom home in Colorado may seem complex, but with the right plan and team in place, it’s a manageable process. At BWD Construction, we’re committed to helping you from start to finish—whether that’s securing a loan, managing your project, or working closely with your lender to ensure a smooth process.

 

If you’re ready to build your dream home, contact us today! Let’s explore financing options and get started on turning your vision into reality.

 

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BWD Construction is your trusted partner in custom home building, offering expert guidance on construction financing and collaborating with leading banks to make your dream home a reality.