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Every conversation about custom home building in Bennington eventually reaches the same question: "How long will this actually take, and what will it really cost?"
The honest answer depends entirely on which process you choose.
Traditional custom home building—where you hire an architect, get bids from contractors, and hope everything aligns—typically takes 18-24 months from initial concept to move-in. The design-build approach that Davis Contracting uses typically takes 12-16 months for the same home.
Traditional building sees budget overruns of 15-30% on average. Design-build projects typically stay within 3-5% of the original budget.
Traditional projects generate an average of 40-60 change orders. Design-build projects average 8-12 change orders—and most of those are homeowner-initiated upgrades, not corrections to oversights.
These aren't marginal differences. We're talking about six months of your life, $75,000-$150,000 on a $500,000 project, and the difference between a smooth building experience and one that tests your marriage and your sanity.
At Davis Contracting, we've built custom homes using both approaches. We've also helped families recover from traditional building disasters where architects and contractors blamed each other while homeowners watched their budgets explode. We've guided custom home projects across Bennington, Elkhorn, Papillion, and throughout the Omaha metro using our design-build methodology.
This comprehensive guide explains exactly how these two approaches differ, why design-build prevents the budget overruns that plague traditional projects, what realistic timelines look like for each method, and how to determine which approach makes sense for your specific situation.
Let's start by examining how most custom homes get built—the traditional design-bid-build process that's been standard practice for decades.
Phase 1: Find and hire an architect (2-4 weeks)
You interview architectural firms, review portfolios, discuss your vision, and eventually select someone to design your home. This typically costs $8,000-$15,000 for architectural services on a $500,000 custom home—or about 1.5-3% of total construction costs.
The architect conducts initial site visits, discusses your needs, and begins conceptual design work. You're excited. This is when custom home building feels most fun—dreaming about your perfect home without constraints.
Phase 2: Design development (8-16 weeks)
Your architect creates initial design concepts, revises based on your feedback, develops detailed plans, selects materials and finishes, and produces construction documents. This phase involves multiple rounds of revision as you refine your vision.
Here's where the first problem emerges: you're making design decisions without knowing what they cost. That beautiful curved staircase? The custom kitchen with 12-foot ceilings? The luxurious master bathroom with the freestanding tub positioned perfectly to capture morning light?
You don't know if these features fit your budget because nobody's pricing them yet. Your architect might mention that something is "expensive," but without specific numbers, you're designing in a vacuum.
We've seen dozens of families fall in love with designs that turned out to cost 40-60% more than their budget. The heartbreak of scaling back after you've mentally moved into your dream home is real.
Phase 3: Bidding process (4-8 weeks)
Once architectural plans are complete, you solicit bids from general contractors. This typically involves:
This phase reveals the fundamental flaw in traditional building: you've invested months and thousands of dollars into a design before discovering whether it fits your budget.
The bids come back too high? Now you're redesigning, which costs additional architectural fees and delays your project by weeks or months. Or you're making compromises you hate because you're pot-committed to this process and these plans.
Phase 4: Contract and preconstruction (2-4 weeks)
You select a contractor, negotiate the final contract, finalize financing, obtain permits, and prepare for construction to begin. This should be straightforward but often isn't.
Questions emerge that weren't addressed in the plans. The contractor wants to substitute different materials. The local building department requires modifications to meet code. Each issue requires going back to the architect, who charges for revisions, which affects pricing, which might require more negotiation.
Phase 5: Construction (8-12 months)
Actual construction finally begins—typically 4-6 months after you started the design process.
During construction in the traditional model, change orders multiply:
Each problem generates a change order. The contractor prices the change order. You decide whether to approve it or find an alternative. The architect might need to provide revised details. Time passes. Costs increase.
We've reviewed change order logs from traditional projects where homeowners faced 60+ changes, with total cost impact of $85,000-$140,000 beyond the original contract.
Phase 6: Closeout and final payment (2-4 weeks)
Construction completes, final inspections occur, punch list items get addressed, and you finally move in—typically 18-24 months after starting the process.
Total traditional timeline: 18-24 months
Total cost overruns: 15-30% on average
Average stress level: catastrophic
Now let's examine the design-build approach that Davis Contracting uses for custom home projects across the Omaha metro.
Phase 1: Initial consultation and site analysis (1-2 weeks)
You meet with our team to discuss your vision, budget, timeline, and lot. We conduct preliminary site analysis including topography, utilities, zoning, and constraints. This is complimentary—we invest time in understanding your project before asking you to commit.
The critical difference: we're discussing budget realities from day one. Not vague ranges, but realistic numbers based on your specific lot and goals.
Want 3,500 square feet with high-end finishes in Bennington? We can tell you immediately that you're looking at $650,000-$850,000 depending on specific choices. Want to stay closer to $500,000? We discuss what's realistic at that budget level before you fall in love with something unaffordable.
Phase 2: Design Agreement and discovery (2-4 weeks)
If we're a good fit, you enter into a Design Agreement—typically $1,500-$3,500 for custom homes. This investment funds thorough discovery work including detailed site analysis, geotechnical testing recommendations, utility coordination, preliminary design concepts, and budget development.
This is where design-build creates its first major advantage: we're designing with cost transparency from the start.
Our design team includes professionals who understand both aesthetics and construction costs. When we discuss that custom staircase, we know it costs $18,000-$24,000. When we talk about the great room with 12-foot ceilings, we know it adds $15,000 to framing and HVAC costs.
You make informed decisions instead of wishful ones.
Phase 3: Design development and pricing (6-10 weeks)
We develop detailed home designs, typically creating 2-3 concept options at different price points. Each design comes with realistic cost estimates—not vague ranges, but detailed budgets based on actual material costs and labor rates.
This phase includes:
Here's a real example from a recent Bennington custom home project:
The clients wanted a large covered porch with an outdoor fireplace. In traditional building, the architect would draw what looked beautiful, and you'd discover during bidding that it costs $45,000—possibly too much for your budget, forcing redesign or elimination.
In our design-build process, we presented three options:
The clients chose Option B, knowing exactly what they were getting and what it cost. No surprises. No regrets. No redesign needed because the cost came in higher than expected.
Phase 4: Final design and contract (2-3 weeks)
Once you select your preferred design approach, we finalize every detail:
Your contract includes a comprehensive scope of work that specifies exactly what's included—not ambiguous language that creates disputes later. You know what you're getting and what it costs before signing.
This is the second major design-build advantage: comprehensive pre-construction planning eliminates most change orders.
In traditional building, architectural plans are rarely 100% complete. Details get figured out during construction, which generates change orders. In design-build, we resolve those details before construction begins.
Phase 5: Permitting and preconstruction (3-4 weeks)
We handle all permit applications, coordinate with local building departments, schedule initial inspections, and order long-lead materials. This happens efficiently because we have established relationships with building departments across Omaha, Bennington, Elkhorn, and surrounding communities.
Phase 6: Construction (8-11 months)
Construction proceeds according to our detailed plans and schedule. Because we've done thorough planning upfront, construction moves smoothly:
Change orders still happen, but they're primarily homeowner-initiated upgrades ("We'd like to upgrade to the premium faucet package") rather than corrections to planning oversights.
Phase 7: Closeout and warranty (2-3 weeks)
Final inspections, punch list completion, and move-in happen on schedule. Our warranty support continues after you move in.
Total design-build timeline: 12-16 months
Total cost overruns: 3-5% on average
Average stress level: manageable
Change orders are the primary reason traditional custom home projects exceed budgets. Understanding how design-build prevents them reveals why this approach saves money.
Coordination happens during design, not construction
In traditional building, the architect designs the home, the structural engineer designs the structural system, the mechanical engineer designs HVAC, and the electrical engineer designs electrical—often without detailed coordination.
During construction, conflicts emerge: the HVAC duct runs through where the structural beam needs to be, electrical conduit routes conflict with plumbing, ceiling heights don't work with actual beam depths.
Each conflict generates a change order to redesign and modify.
In design-build, all these disciplines coordinate during design. Our team includes construction professionals who review plans specifically looking for conflicts before they reach the construction site. Problems get solved on paper (or screens) instead of in your framed home.
Constructability review prevents expensive surprises
Our construction team reviews every design asking: "Can we actually build this efficiently?"
That beautiful detail the architect drew might look stunning but require custom fabrication that costs $8,000. Our team identifies this during design and presents alternatives that achieve the same aesthetic for $2,500.
Traditional building discovers these issues during construction, after you're committed to the design. Design-build discovers them during planning, when solutions are inexpensive.
Complete specifications prevent assumption mismatches
In traditional bidding, contractors make assumptions about specifications that aren't fully detailed in plans. You assumed "high-quality finishes." The low bidder assumed builder-grade. The high bidder assumed luxury-grade. Nobody's wrong—the plans just weren't specific enough.
Our design-build contracts specify everything:
There's no room for assumption mismatches because nothing is left to assumption.
Value engineering happens before construction
In traditional building, value engineering happens after bids come in too high. You're making compromises under pressure, eliminating features you love to hit budget numbers.
In design-build, value engineering happens during design. We present options at different price points:
You make informed choices before falling in love with the most expensive version.
Realistic timelines prevent rushing penalties
Traditional projects often develop unrealistic timelines during the bidding process. Contractors bid based on ideal conditions. Reality doesn't cooperate. Weather delays occur. Material deliveries slip. Inspection schedules don't align.
Suddenly your contractor is behind schedule. To catch up, they need overtime labor or expedited material deliveries. Each accommodation costs money, generating change orders.
Design-build timelines include realistic contingencies for weather, material lead times, and inspection coordination. We're not promising impossible schedules to win your business—we're committing to achievable timelines that we'll actually meet.
Let's walk through a specific example—a 2,800-square-foot custom home in Bennington with high-quality finishes.
TRADITIONAL BUILDING TIMELINE:
Weeks 1-4: Interview and select architect
Weeks 5-20: Design development and revisions (16 weeks)
Weeks 21-24: Finalize construction documents
Weeks 25-30: Bidding process (6 weeks)
Weeks 31-33: Discover bids exceed budget by $110,000
Weeks 34-38: Value engineering and redesign (5 weeks)
Weeks 39-44: Re-bid to contractors (6 weeks)
Weeks 45-48: Contract negotiation and permit application
Weeks 49-52: Permit approval and preconstruction
Weeks 53-94: Construction (42 weeks)
Weeks 95-98: Closeout and final inspections
Total: 98 weeks (23 months)
DESIGN-BUILD TIMELINE:
Weeks 1-2: Initial consultation and site analysis
Weeks 3-6: Design Agreement and discovery phase
Weeks 7-16: Design development with pricing (10 weeks)
Weeks 17-19: Final design selection and contract
Weeks 20-23: Permitting and preconstruction
Weeks 24-67: Construction (44 weeks)
Weeks 68-70: Closeout and final inspections
Total: 70 weeks (16 months)
Time saved: 28 weeks (7 months)
That's seven months of your life—seven months where you're not managing a construction project, seven months of not living in temporary housing or dealing with construction mess, seven months closer to enjoying your new home.
Now let's examine actual costs for that same 2,800-square-foot Bennington custom home with high-quality finishes.
TRADITIONAL BUILDING COSTS:
Base architectural fees: $12,500
Structural engineering: $4,200
Geotechnical testing: $1,800
Permit fees: $3,600
Initial construction bid: $545,000
(Exceeds $485,000 budget)
Architectural redesign fees: $3,800
Re-bidding costs (time/stress): n/a
Revised construction contract: $498,000
Construction change orders:
Total change orders: $40,500
Final project cost: $564,400
Budget overrun: $79,400 (16%)
DESIGN-BUILD COSTS:
Design Agreement: $2,800
Complete design and engineering: (included)
Geotechnical testing: $1,800
Permit fees: $3,600
Construction contract: $485,000
(Matches budget because designed to budget)
Construction change orders:
Total change orders: $14,600
Final project cost: $507,200
Budget overrun: $22,200 (4.5%)
Total savings with design-build: $57,200
But that financial comparison doesn't capture the intangible costs: the stress of dealing with 60+ change orders versus 12, the frustration of budget surprises versus informed decisions, the anxiety of timeline uncertainty versus reliable schedules.
Let's dig deeper into why design-build projects stay on budget while traditional projects regularly exceed estimates.
Transparent pricing from day one
From your first serious conversation with Davis Contracting, we discuss real numbers. We're not trying to lowball estimates to get your business—we're providing realistic cost expectations based on decades of experience building custom homes across the Omaha metro.
When you tell us you want to build a 3,000-square-foot custom home in Elkhorn with high-end finishes, we immediately discuss budget ranges: $600,000-$750,000 depending on specific selections and site conditions.
If you say your budget is $450,000, we don't design a $750,000 home and hope you find more money. We explain what's realistic at $450,000 and design accordingly.
Detailed cost tracking throughout design
As we develop your home design, we're simultaneously developing detailed cost estimates. Not vague allowances—specific pricing based on actual material costs and labor rates.
Our estimating system tracks costs in real-time as design decisions are made. Choose the premium window package? The estimate immediately updates to reflect the $8,400 increase. Prefer the open floor plan that eliminates a load-bearing wall? The estimate reflects the $5,200 for the engineered beam that's now required.
You're never blindsided by costs because you see cost implications as decisions are made.
Allowances are specific and realistic
Traditional contracts include vague allowances: "$15,000 for flooring." You assume that's generous. During construction you discover it covers 1,200 square feet of builder-grade carpet—not the hardwood throughout that you envisioned.
Our allowances are specific: "Hardwood flooring allowance: $8.50/sq ft installed for 1,400 sq ft in living areas ($11,900), plus carpet allowance: $4.25/sq ft installed for 1,400 sq ft in bedrooms ($5,950)."
You know exactly what's included. If you want to upgrade to premium hardwood at $12.50/sq ft, you immediately know it adds $5,600 to your cost.
Trade partners provide firm pricing
Our established relationships with trade partners across the Omaha metro mean we get firm pricing during the estimating phase—not ballpark guesses.
Our electrician doesn't say "probably around $25,000." They review our plans and provide detailed pricing: "$27,400 for electrical rough-in, fixtures, and finish work as specified."
If costs change between estimate and construction, our trade partners honor their pricing because they value our long-term relationships. Traditional bidding creates adversarial relationships where contractors look for ways to increase revenue through change orders.
Contingencies are explicit and reasonable
Our contracts include explicit contingencies for genuinely unforeseen conditions: "5% contingency ($24,250) for unforeseen structural or site conditions requiring engineering solutions."
You know the contingency exists, what it covers, and that unused contingency reduces your final cost. We're not padding estimates with hidden margins.
Beyond timeline and cost advantages, design-build typically delivers higher-quality results. Here's why:
Single-source accountability
In traditional building, problems create finger-pointing:
In design-build, accountability is crystal clear. We designed it and we're building it. Problems are our responsibility to solve—period.
This accountability incentivizes us to get design right the first time, coordinate thoroughly to prevent conflicts, and solve problems quickly when they arise.
Continuity throughout the project
Traditional projects suffer from the "handoff problem." The architect finishes design and mostly disappears. The contractor starts construction with questions the plans don't answer. Tracking down the architect for clarifications takes days or weeks.
In design-build, our design team remains engaged throughout construction. Questions get answered immediately. Design intent is maintained because the people who designed it are overseeing its execution.
Trade partner relationships drive quality
Our design-build approach relies on established relationships with skilled trade partners who've worked with us on dozens of projects.
These aren't contractors we found on Craigslist. They're professionals who understand our quality standards, value our consistent work flow, and know that cutting corners destroys the relationship.
Traditional building often involves contractors bidding out to the lowest sub, creating races to the bottom that sacrifice quality for cost savings.
Built-in quality assurance
Our construction team includes professionals who understand what quality looks like at every phase. We catch problems during framing that would become expensive fixes during finish work.
Traditional projects depend on periodic architect site visits that might miss critical details between visits. Problems compound while everyone assumes someone else is watching.
Despite clear advantages, design-build isn't always the right choice. Here's when traditional building might be preferable:
You've found a specific architect whose design aesthetic you love and that architect doesn't offer design-build services. If architectural vision is your top priority and you're willing to accept timeline and budget tradeoffs, working with your dream architect makes sense.
You already own detailed plans that you've purchased or inherited, making sense to competitively bid construction rather than paying for new design work.
Your project requires unusual specialization that our team doesn't provide—perhaps a highly technical smart home system or extreme energy efficiency features requiring specialized expertise.
You enjoy the project management process and want to maintain maximum control over every decision and trade partner. Some homeowners genuinely enjoy the general contractor role. If that's you, traditional building gives you that control.
Your timeline is extremely flexible and cost overruns won't create financial stress. If you're not in a hurry and have substantial budget cushion, traditional building's unpredictability matters less.
For most families building custom homes in Bennington, Papillion, La Vista, or throughout the Omaha metro, design-build delivers better results with less stress and more predictable outcomes.
Let's walk through exactly what happens when you work with Davis Contracting's design-build approach:
Step 1: Initial consultation (complimentary)
We meet to discuss your vision, budget, timeline, and lot. This is a no-pressure conversation where we determine if we're a good fit.
We're honest about whether your project aligns with our expertise. We're not trying to be everything to everyone—we specialize in custom homes, home additions, and comprehensive remodels across the Omaha metro.
Step 2: Design Agreement ($1,500-$3,500)
If we're proceeding, you invest in a Design Agreement that funds thorough discovery:
This investment protects you from falling in love with unbuildable or unaffordable plans.
Step 3: Design development (6-10 weeks)
Our design team creates detailed home plans customized to your lot, lifestyle, and budget. We typically present 2-3 design options at different price points so you can make informed decisions.
Each option includes:
You're not guessing about costs—you're making decisions with full price transparency.
Step 4: Final design and contract (2-3 weeks)
Once you select your preferred design direction, we finalize every detail:
Our contracts are detailed and clear—not filled with vague language that creates disputes later.
Step 5: Permitting and preconstruction (3-4 weeks)
We handle all permit applications, utility coordination, and preconstruction logistics. Our established relationships with building departments across the Omaha metro expedite this process.
Step 6: Construction (8-11 months)
Construction begins with all planning complete. Our project management keeps everything on schedule:
We're on site regularly, ensuring quality standards are maintained and problems are caught early.
Step 7: Closeout and warranty (2-3 weeks)
Final inspections, punch list completion, and move-in happen on schedule. Our warranty support continues after you move in—we stand behind our work.
If you're considering traditional building despite its disadvantages, watch for these warning signs:
Architects who discourage discussing costs during design are creating conditions for budget disasters. Professional architects understand that design must align with budget constraints.
Contractors whose bids vary by 40%+ for the same plans reveal that plans aren't sufficiently detailed. Good construction documents produce bids within 15-20% of each other.
Anyone promising unrealistic timelines is either inexperienced or dishonest. Custom home construction takes time—contractors promising 6-month builds are setting you up for disappointment.
Vague allowances without specifics hide potential cost explosions. "$20,000 for cabinets" means nothing without specifying quality, construction method, and included features.
Contractors pressuring quick decisions during construction generate costly mistakes. Professional builders present options, explain implications, and give you time to decide.
Poor communication patterns during preconstruction will only worsen during construction. If your architect or contractor is hard to reach before you've signed contracts, they'll be worse afterward.
Evaluate whether design-build or traditional building makes sense for your project:
How important is budget certainty? If cost overruns would create financial stress, design-build's predictability is valuable.
What's your timeline flexibility? If you need to move in by a specific date, design-build's shorter timeline matters enormously.
How much do you value stress reduction? If managing multiple professionals and mediating disputes sounds miserable, design-build simplifies your life.
Do you have a specific architect you want to work with? If architectural vision is paramount, traditional building might be worth its tradeoffs.
How much control do you want over every decision? If you enjoy project management, traditional building gives you that control.
What's your risk tolerance for surprises? If unexpected costs and delays are acceptable, traditional building's unpredictability is manageable.
For most families, honest answers to these questions point toward design-build as the better approach.
Building a custom home represents one of life's largest investments—financially, emotionally, and practically.
The process you choose determines whether that investment becomes a rewarding experience that delivers your dream home on time and on budget, or a stressful ordeal that exceeds budgets, misses deadlines, and tests your sanity.
Traditional building works for some projects and some homeowners. It's been the standard approach for decades, and plenty of beautiful custom homes get built this way.
But design-build works better for most families because it aligns incentives, eliminates finger-pointing, provides cost transparency from day one, and delivers homes on time without massive budget overruns.
At Davis Contracting, we've guided hundreds of families through custom home projects across Bennington, Elkhorn, Papillion, La Vista, Bellevue, and throughout the Omaha metro using our design-build methodology.
We've seen the difference it makes—for budgets, timelines, stress levels, and final results.
Ready to discuss your custom home project?
Contact Davis Contracting to schedule a complimentary consultation. We'll discuss your vision, answer your questions about design-build versus traditional building, and help you understand what approach makes sense for your specific situation.
Whether you ultimately choose design-build or traditional building, making an informed decision protects your investment and increases your chances of getting the home you actually want.
Let's make sure you choose the approach that's right for you.
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