Building a new home along the Grand Strand gives you flexibility that resale homes can’t match, but changing the plan mid‑build can impact your budget and timeline in ways that surprise many buyers. In a 2026 market where 30‑year mortgage rates hover around 6% and construction costs remain elevated, understanding how and when to request design changes is essential to staying on track. This guide walks through what change orders are, how they’re priced, and how Myrtle Beach–area buyers can decide which upgrades are worth the expense and which are better left for later.

What a “Design Change” Really Means

When you adjust your home’s plan after contracts are signed—whether that’s moving walls, upgrading finishes, or adding windows—the builder typically issues a change order that becomes part of your construction agreement. Change orders formalize the scope, cost, and schedule impact of the requested modifications so lenders, appraisers, and inspectors know exactly what is being built. In Horry County, even seemingly small design changes can trigger new or revised permit reviews if they affect structural elements, mechanical systems, or site layout.

Most builders separate “design center selections” (choices you make within a set list before construction) from true design changes, which add work on top of what was originally planned. The earlier a change is requested, the more options you typically have and the less it costs to implement, especially for items tied to framing, plumbing, or electrical rough‑ins.

How Builders Calculate the Cost of Changes

Change order pricing usually combines three elements: direct construction costs, overhead, and profit. NAHB’s 2024 Cost of Construction survey shows that for a typical single‑family home, total construction cost averages about 64% of the sales price, with builder profit around 11% and overhead/general expenses about 6%. Within that construction slice, big cost buckets include major system rough‑ins (about 19% of construction cost), framing (about 17%), and exterior finishes (about 13%), all of which can be affected by late design decisions.​

Because construction inputs like framing lumber remain volatile, NAHB notes that increases in materials used during the build can translate into roughly a 15% higher final home price compared with the raw material cost change alone. That means a late structural change that adds framing lumber and labor can be far more expensive than the same decision made on paper before permits and engineering are finalized. Many builders also charge administrative fees for processing change orders and may require payment at the time of approval, especially for large-ticket upgrades such as whole‑home flooring changes or expanded outdoor living areas.

National and Local Market Context in 2026

In early 2026, mortgage rates have eased from their 2025 peaks but still average just over 6% for a 30‑year fixed loan, according to national rate trackers and Federal Reserve data. Recent surveys suggest these rates may linger near that level through much of 2026 rather than dropping sharply, which keeps monthly payments sensitive to even modest increases in the final purchase price. For buyers building in Myrtle Beach, this environment makes it important to weigh the monthly payment impact of upgrades during construction, not just the total dollar amount.

Across the country, new home construction continues, but data on units under construction and new residential sales shows that builders are carefully managing costs and inventory after several years of elevated materials and labor expenses. Locally, Myrtle Beach and the surrounding Grand Strand have seen strong new‑construction activity in recent years, with custom and semi‑custom homes in areas like Carolina Forest often commanding premiums for upgraded designs and finishes. In this context, smartly chosen design changes can support long‑term value, while scattered, late-stage tweaks may simply inflate the budget without meaningfully improving resale appeal.

Typical Changes and Their Cost Impact

Some changes are mostly cosmetic and can be added or postponed with relatively little disruption, while others strike at the heart of the construction schedule. Cosmetic upgrades like higher‑grade cabinet hardware, interior paint colors, or swapping one standard appliance for another usually involve materials and minor labor adjustments, and many builders allow these changes up to the trim or final finishes stages. By contrast, reconfiguring bathrooms, moving kitchen islands, or adding windows cuts into plumbing, electrical, framing, and exterior systems, all of which NAHB identifies as major cost categories in a typical home.​

Because whole‑house projects and large-scale modifications are more prevalent, NAHB’s Remodeling Market Index shows strong demand for projects above $50,000, reflecting how quickly multiple design changes can add up when structural or system work is involved. In practice, even in Myrtle Beach subdivisions where base construction costs may start near a competitive price point, layering on structural options—such as extended lanais, three‑car garages, or additional bedrooms—can push the budget well beyond initial expectations. The key is to distinguish between changes that are difficult or expensive to add later (like ceiling height or foundational layout) and those that can be upgraded after move‑in at more favorable costs, such as some lighting or decorative trim.

When Design Changes Are Worth It

Some design changes during construction offer strong long‑term returns in both livability and potential resale value. NAHB cost data shows that major systems rough‑ins and exterior finishes are significant cost shares, but they also influence comfort, efficiency, and curb appeal—areas where thoughtful upgrades can resonate with future buyers. For example, choosing better‑than‑standard windows and exterior doors, or improving insulation and HVAC design while walls are open, can reduce energy use and enhance comfort in Coastal Carolina’s warm, humid climate.

In Myrtle Beach communities near the Intracoastal Waterway or east of Highway 17, buyers often place a premium on outdoor living and storage for coastal gear, which can make changes like enlarged patios, screened porches, or better‑planned mudrooms more compelling to include during the build. Similarly, flexible floor plans with options for home offices, multipurpose rooms, or wider main‑level hallways can appeal to a broad range of buyers and support future needs without costly renovations. When these types of changes align with how you plan to use the home over the next decade, the higher upfront cost can be easier to justify.

When Design Changes Are Not Worth It

Other design changes tend to offer more sizzle than substance, especially when requested late. Re‑selecting tile patterns multiple times, swapping similar‑grade finishes, or chasing every trending color often adds administrative and scheduling burden without delivering a measurable boost in value. In a market where Myrtle Beach‑area inventory has lengthened and many properties take months to sell, buyers are more likely to focus on layout, condition, and location than on very specific cosmetic choices that may fall out of style.

Additionally, changes that meaningfully delay inspections or occupancy can create financial strain. If your construction loan converts to a permanent mortgage at a time when national rates are near 6% and you are also covering rent or other housing costs, a multi‑week delay caused by late design changes can feel expensive even if the dollar amount of the change order seems modest. In Horry County, plan revisions that affect structural loads, setbacks, or certain code elements can trigger additional review, which may push back inspections and final approvals. For many buyers, it is more efficient to move in with a few “phase two” projects—like specialty built‑ins or elaborate accent walls—on the to‑do list for after closing.

Protecting Yourself Financially and Legally

Because design changes directly affect your contract and loan amount, documentation and clarity are critical. The Consumer Financial Protection Bureau emphasizes that standard‑form contracts for consumer financial products should avoid unfair or deceptive provisions, and regulators have highlighted that buried or unenforceable terms can violate consumer protection laws. While these rules focus on financial agreements, the same mindset applies to construction contracts: you should clearly understand how change orders are priced, billed, and incorporated into your overall financing.

If a billing issue, miscommunication, or disputed change arises with your lender or a construction‑related financial service—such as a draw management system or payment card—the CFPB offers a formal complaint process that typically yields a company response within about 15 days, with most investigations resolved within 60 days. The Bureau recommends being clear and concise about key facts, attaching relevant documents like statements and written communications, and noting that you generally cannot submit multiple complaints on the exact same issue. Taking these steps, along with maintaining organized records of every approved design change, helps protect your interests if something goes off track during the build.

Making a Plan Before You Break Ground

The most effective way to control the cost and stress of design changes is to plan as much as possible upfront. Before permits are pulled in Horry County, you will typically review floor plans, elevations, and structural options with your builder, and the county’s permitting process requires clear documentation of building, electrical, mechanical, and plumbing plans. This is the ideal time to decide on major layout features, window placements, and structural options that are expensive to alter once framing begins.

From there, treat your builder’s design center appointment as a chance to lock in finish‑level decisions with a clear budget rather than a wish list with no constraints. Setting a dedicated allowance for possible mid‑build changes—often 2–5% of the contract amount, depending on how custom the home is—can give you flexibility for a few worthwhile upgrades without derailing your overall plan. In Myrtle Beach, where custom coastal details like upgraded porches, specialty siding, or salt‑air‑resistant fixtures are popular, this buffer can make it easier to say yes to enhancements that genuinely improve the home’s function and durability.

Carolina Crafted Homes closely tracks Myrtle Beach and Horry County construction trends, including how design changes affect budgets, timelines, and long‑term value. Our team can walk you through which upgrades make the most sense during the build versus after closing, how change orders interact with your financing, and what to expect in today’s 2026 market—no pressure, just straightforward expertise grounded in current data.

FAQs

Q1: How much do design changes usually add to the cost of a new build in Myrtle Beach?
Design changes can range from a few hundred dollars for simple finish swaps to tens of thousands for structural modifications, depending on the scope. NAHB data shows that total construction costs already make up about 64% of a typical home’s price, so layering on multiple changes can significantly increase the final figure. In coastal communities around Myrtle Beach, structural options like extended porches, garages, or upgraded exterior materials often carry higher premiums because they affect framing, major systems, and permitting.

Q2: When is the best time to request design changes during construction?
The earlier you request a change, the more flexibility you have and the less it tends to cost. Adjustments that affect framing, plumbing, or electrical are best made before rough‑ins and inspections, because Horry County’s permitting and inspection process may require revised plans for structural or system changes. Finish‑level changes—like paint colors or some fixtures—can sometimes be made later, but last‑minute shifts risk delays and rush fees from trades.

Q3: Which design changes are most worth paying for during the build?
Changes that are expensive or difficult to retrofit later usually offer the best value when done during construction. These include layout decisions (such as adding a bay window or reconfiguring a kitchen), upgrades to mechanical systems and insulation, and key exterior elements that drive curb appeal. In Myrtle Beach, outdoor living enhancements—like screened porches or larger patios—can also be worthwhile because they align with how many buyers use coastal properties and are easier to integrate structurally during the build.

Q4: How do design changes affect my mortgage and closing in 2026?
Design changes that increase the total contract price may require your lender to re‑verify the loan amount, update the appraisal, or adjust your construction‑to‑permanent loan terms. With 30‑year mortgage rates currently near 6%, even modest cost increases can move your monthly payment more than expected, especially on higher‑priced homes. To avoid last‑minute surprises before closing, it is wise to coordinate every major change order with your lender and keep clear, written records of approvals and updated budgets.

Q5: What should I do if I have a dispute about a construction‑related charge or financing term?
Start by documenting the issue and communicating directly with the company, including your builder, lender, or any financial service provider involved with the build. If the dispute relates to a consumer financial product—like a mortgage, credit card, or payment service—the Consumer Financial Protection Bureau accepts formal complaints online and typically forwards them to the company, which usually responds within about 15 days and may provide a final response within 60 days. The CFPB recommends including key dates, amounts, and supporting documents when you submit a complaint, and notes that you generally cannot file multiple complaints about the exact same problem.