Design-build means one company handles both the design of your home and its construction. Instead of hiring an architect, then bidding the plans to contractors, then refereeing the two, you sign one contract with one team accountable for the drawings, the budget, and the finished house.
WHY IT MATTERS
One team, or three you have to referee.
“The entire house was built in 3D before a single shovel went into the ground. We knew exactly what we were buying before construction started — no surprises, and very transparent.” — K. Becker
WHAT WE DO
Everything under one contract.
QUESTIONS
Design-build, explained.
What is a design-build custom home builder?
A design-build firm handles both the design and the construction of your home under one contract, so one team is accountable for the drawings, the budget, and the finished house.
How is design-build different from hiring an architect and a GC separately?
In the traditional model you hire an architect, bid the plans to contractors, then referee the two. Design-build puts architecture, engineering, and construction on one team and one contract.
Do you have in-house architects and engineers?
Yes. Architects, designers, and our licensed Georgia civil engineering firm, Mack Engineering, all work in-house, on one schedule.
Who is responsible if something goes wrong?
One team. There is no finger-pointing between an architect and a builder because we are both.
Do you build on my lot or yours?
Both. We build on your land, or help you find and evaluate a lot before you buy.
How do I get started?
Start with a free first consultation — a site walk, an honest budget conversation, and a preliminary feasibility opinion.
Why it matters
Traditional design-bid-build splits your project across an architect, a separate general contractor, and outside engineers — and the gaps between them become your problem. Here is how the three models compare.
| Compared on | Traditional (architect + separate GC) | Design-Build | Mack Development |
|---|---|---|---|
| Who holds the budget | The architect or lender, who just wants the cheapest option. | The general contractor or architect, who wants the cheapest option. | One team — Mack owns the budget from feasibility to final draw. |
| Who resolves conflicts | The architect, who often doesn’t work in construction. | The design-build firm resolves what it can before engaging any third-party civil or structural engineers. | Mack — resolved in-house by our own engineers and builders. |
| Who handles civil engineering | Whoever was cheapest to hire. | Whoever was cheapest to hire. | Mack Engineering, our in-house licensed Georgia PE firm. |
| When you get a price | Up front, before the project is fully scoped, just to get the contract signed. | Up front, before the scope is fully resolved, just to get the contract signed. | After the design and engineering are resolved, so the number holds. |
| Who you call when something goes wrong | The architect, because they’re closest to the customer. | The design-build firm. | Mack — one call, one accountable team. |
Frequently asked questions
What is a design-build custom home builder?
A design-build custom home builder delivers your home’s design and construction under one contract with one accountable team, instead of splitting the work between a separate architect, engineer, and general contractor. Mack Development is a design-build custom home builder serving North Georgia and Western North Carolina, with licensed civil engineering handled in-house through our sister company, Mack Engineering. Design-build is now the most common project delivery method in the United States, projected to reach roughly 47% of U.S. construction spending by 2028.
Design-build vs. hiring an architect and a general contractor — what’s the difference?
The difference is the number of contracts and who owns the risk. In the traditional design-bid-build model, you hold one contract with the designer and a second with the builder, and you absorb the cost of any gap between the two. Design-build gives you a single point of responsibility, and peer-reviewed analysis across two decades of projects found design-build controls cost growth better and delivers faster than design-bid-build. For a custom home, that means conflicts are more often resolved and coordinated up front rather than surfacing as a change order.
How much does it cost to build a custom home in North Georgia?
Custom homes in North Georgia generally run $275–$575 per heated square foot in 2026, with true luxury builds in Alpharetta, Milton, and Forsyth County exceeding $400. Cost per square foot is driven by lot conditions, not just finishes — slope, rock, septic versus sewer, and driveway length can move a budget six figures before framing starts. Mack Development prices every project from an engineered site plan, so your number reflects your actual lot.
How long does it take to build a custom home in North Georgia?
Plan on 12 to 18 months from design agreement to move-in for a fully custom home, versus roughly 7.7 months of pure construction time for an average single-family home. The gap is pre-construction: design, engineering, and permitting typically add two to six months. Because Mack Development models every home in Revit with grading, septic reserve, and tree-save built into the model, plan-review comments get resolved before submittal rather than after rejection.
How long do building and land disturbance permits take in North Georgia?
Georgia now puts a statutory shot clock on land disturbance permits. Under Senate Bill 447, effective July 1, 2026, a local issuing authority has five days to declare an application complete, 45 days to issue or deny the initial permit, 20 days for the first resubmittal, and 14 days for each subsequent review. Miss the deadline and the jurisdiction must refund every applicable fee, with priority mandamus relief available. Local submittal cadence still governs your calendar — Forsyth County runs a Monday 5 p.m. deadline, Cherokee County a Friday-noon deadline.
Can Mack Development build on a lot I already own?
Yes. Build-on-your-lot is a core Mack Development service across Forsyth, Cherokee, Dawson, Hall, Fulton, Pickens, and Lumpkin counties in Georgia, plus Cherokee, Clay, Macon, and Jackson counties in Western North Carolina. Before design begins, Mack Engineering runs site feasibility — zoning and setback verification, soil and septic suitability, stormwater and buffer constraints, and driveway grade. If your lot cannot support the home you want, you will know that before you spend money on plans.