Thinking about building in Southshore and wondering how long it really takes from signing to getting the keys? You are not alone. New construction has more moving parts than a resale purchase, and in Aurora there are local steps that can add time if you are not prepared. In this guide, you will see the full process, realistic timelines, common delay drivers, and the exact actions you can take to keep things moving. Let’s dive in.
Southshore build timeline at a glance
- Lot reservation and options: 1–4 weeks
- Contract to permits start: 2–8 weeks
- Permitting and site prep: 2–12+ weeks
- Vertical construction: 4–10+ months
- Inspections and Certificate of Occupancy: 2–6 weeks
- Appraisal and closing: overlaps near completion
Overall from contract to keys in Aurora:
- Spec homes already underway: often 2–6 months. If near completion, as quick as 1–3 months.
- Typical new single‑family build: 4–12 months.
- Custom or heavily modified homes: up to 12–18 months.
What happens in each phase
Lot hold and options (1–4 weeks)
You reserve a lot and pay an option or earnest fee. During this window you choose a floor plan and early upgrades, and you start lender pre‑approval. Confirm what is refundable, the deadlines for selections, and the date the contract becomes binding.
Contract to permits start (2–8 weeks)
You and the builder finalize the purchase agreement and initial selections. The builder prepares site plans and utility and engineering packages for submittal. If you are using construction or construction‑to‑permanent financing, your lender begins loan setup now. Ask the builder for the current average permit review time and whether any community‑level site work is still pending.
Permitting and site prep (2–12+ weeks)
The City of Aurora Development Services or Arapahoe County reviews plans, issues comments, and grants permits. In master‑planned communities like Southshore, special districts often coordinate water, sewer, drainage, and other improvements. Once approved, crews begin site prep, rough grading, and utility trenching. Plan for possible backlogs during busy seasons.
Vertical construction to finishes (4–10+ months)
This is the foundation‑to‑final stage. Typical timelines:
- Spec single‑family: about 4–6 months.
- Semi‑custom or larger plans: about 6–9 months.
- Custom or complex sites: about 9–18 months.
Key stages include foundation, framing, rough mechanicals and electrical, insulation and drywall, interiors and systems, and landscaping. Change orders can add cost and time, especially if structural or site changes are involved.
Inspections and CO at the end (2–6 weeks)
Municipal inspections occur throughout rough and final stages. You will see footing, framing, rough electrical, plumbing, mechanical, insulation, and then final inspections. After passing finals, the city issues a Certificate of Occupancy. Some homes receive a Temporary CO when only minor items remain. Clarify how your builder handles keys and closing with a TCO versus a full CO.
Appraisal and closing (overlaps near completion)
Your lender typically orders the appraisal when the home is close to completion so the value reflects finished conditions. If you have a construction‑to‑perm loan, expect draw inspections during the build. Appraisal and final loan paperwork usually wrap within 2–4 weeks if everything is on schedule.
Aurora and Southshore specifics to watch
Jurisdiction and permits
Most Southshore homes fall under the City of Aurora for plan review and inspections. If a parcel sits in unincorporated Arapahoe County, the county’s rules apply. Master‑planned communities can have phased approvals that affect when specific lots receive final utility hookups or street acceptance. Ask which approvals are still pending for your block and lot.
Utilities and meter installs
Electric and gas service in much of Aurora is provided by Xcel Energy. Aurora Water provides municipal water and sewer inside city boundaries. Meter installations and service connections require paperwork and scheduling. Depending on provider workload or if new transformers or line work are needed, service setup can add 1–4+ weeks near the end. Plan lead time for utility activation so it does not delay keys.
Metro districts and taxes
Many new Aurora communities use metropolitan districts to finance roads, water, sewer, parks, and other improvements. This structure can influence timing for infrastructure turnover and HOA setup, and it affects annual taxes or fees. Request a written disclosure of all special districts tied to your lot and how assessments are scheduled.
Seasonal timing
Winter in the Denver area can slow exterior work, especially grading, landscaping, and paving. Foundation and utility work can also be affected by freeze and thaw cycles. If your completion date approaches late fall or winter, confirm what the plan is for landscaping and any exterior items that might be pushed to a later date.
Amenities phasing
Community amenities such as pools, trails, and club spaces often deliver in phases. Confirm which amenities are complete now and which are scheduled later so your move‑in expectations line up with the development timeline.
Common delays and how to avoid them
- Municipal backlogs: Inspection and plan review queues can add 1–3+ weeks in busy seasons. Ask for current timelines and build them into your expectations.
- Weather: Snow and freeze/thaw cycles slow site work and exterior finishes. Add time if your project spans winter.
- Supply or labor shortages: Cabinets, windows, appliances, or trade availability can slip schedules. Lock selections early and ask about lead times.
- Change orders: Structural or site changes can add 2–8+ weeks. Decide structural items before permits and avoid late revisions.
- Utility work: Off‑site transformer or line upgrades can extend timelines. Confirm service readiness and meter scheduling early.
- Financing and appraisal: Appraisal availability and lender unfamiliarity with construction products can slow closings. Use an experienced lender and schedule early.
- Community infrastructure: Streets or off‑site improvements still awaiting acceptance can delay CO. Ask the builder what is needed for your block to be occupiable.
Your buyer action checklist
- Confirm lot‑hold and earnest terms, deadlines, and refund rules in writing.
- Get the builder’s estimated start and completion dates, plus any contract remedies.
- Lock structural options before permits and set a calendar for finish selections.
- Understand the change‑order process, pricing, approval time, and how it affects completion.
- Clarify closing policy with CO versus TCO and when keys are released.
- Request a warranty summary that outlines coverage periods and claims steps.
- Review HOA and metro district disclosures for all fees and assessments.
- Build your contact list: builder sales, construction superintendent, lender, and permitting contact.
- Ask for a milestone calendar: foundation, framing, rough‑ins, drywall, exterior, finals.
- Set a status cadence: weekly or biweekly updates with photos and next steps.
Realistic timelines by build type
- Spec inventory already underway: often 2–6 months from contract to keys, and as quick as 1–3 months if the home is near completion.
- Typical new single‑family build in Aurora: about 4–12 months.
- Custom or heavily modified homes: about 12–18 months.
These ranges depend on builder capacity, municipal workload, the season, and your selections and financing.
Pro tips for financing and appraisals
- Choose a lender with new‑build or construction‑to‑perm experience in the Denver metro. They anticipate draw schedules and appraisal timing.
- Ask when the appraisal will be ordered and how long scheduling takes. Plan for 2–4 weeks before closing.
- Confirm whether your rate lock covers the full build window. If not, explore builder or lender rate protection.
- Keep a small contingency fund. Budget 1–3% for minor changes or upgrades you decide to add.
From walkthrough to keys
- Schedule your pre‑closing walkthrough. Create a punch list with your builder for anything that needs touch‑up or adjustment.
- Confirm the final inspection plan and what is required to receive a Certificate of Occupancy. Ask whether a Temporary CO is likely and how keys are handled if that happens.
- Transfer or activate utilities. Some services require new meters or provider inspections that can add days to weeks, so start early.
- Know when your warranty begins. Many builders start coverage at closing or at keys delivery. Get that milestone in writing.
- Close and collect keys. Keys are typically released after CO or TCO acceptance based on the contract. Verify your builder’s policy ahead of time.
If you want a steady guide through each checkpoint, a local broker with hands‑on new‑build experience can keep your timeline realistic and your next steps clear.
Ready to map your Southshore plan step by step with a local expert? Reach out to Jack Meyers for a practical, no‑nonsense game plan and on‑the‑ground updates as your home moves from contract to keys.
FAQs
How long from contract to breaking ground in Southshore?
- Expect about 2–8 weeks, depending on final selections, permitting readiness, and municipal workload.
What is the difference between CO and TCO for a new Aurora home?
- A CO allows full occupancy after final inspections; a TCO allows occupancy with conditions when minor items remain, subject to your builder’s keys policy.
When is the appraisal ordered on a new build?
- For most purchase loans it is ordered near completion so the value reflects the finished home; construction‑to‑perm loans may have multiple inspections.
What can delay my Southshore closing the most?
- Common causes include inspection or plan‑review backlogs, winter weather, supply or labor shortages, late change orders, and utility or meter scheduling.
When does my builder warranty begin?
- It usually starts at closing or keys delivery; confirm the exact trigger in your contract and get it in writing.
