Why hire us?
- Floodplain and elevationTwo tracts on the same road can sit in different zones. We check yours before anything is drawn.
- County permittingMost land out here answers to Fort Bend County. We put the set together and submit it for review.
- City reviewLots inside the city go through Simonton, floodplain permit included. We prepare it and answer their comments.
- Soils and foundationRiver soil holds water and swells with it. We test it early and our engineer designs the foundation to match.
- EngineeringYou hire us, not a list of consultants. We bring the engineers in and make the drawings agree before they go out.
- Interior designThe inside gets drawn with the house, not after it. Cabinets, lighting and tile land where the rooms want them.
The river sets the floor level
Simonton sits inside a bend of the Brazos, and that bend has shaped the town far more than any plan has. Ground height changes from one tract to the next. Where your land falls decides how high the finished floor has to be, and that is settled before a single room gets placed.
Height is not a penalty. It is the first design decision. Handled well it gives you a porch you can see across the property from, a breeze through the house in August, and usable covered ground beneath. Handled badly it gives you a plain box on stilts with an awkward run of steps at the front.
So we start with the survey and the mapping, not the floor plan. Once the height is known, the entry, the drive, the garage and the porches are drawn to suit it, and the house looks like it was always meant to stand where it stands.
Areas we design in:
- Simonton
- Weston Lakes
- Valley Lodge
- Fulshear
- Wallis
- Orchard
- San Felipe
- Brookshire
- Bernardo
Frequently asked questions
How high will my house have to sit?
Your parcel decides that, not a preference. We settle the required height with your survey before the plan is drawn, because it moves the entry, the garage and the drive.
Does all of Simonton sit low?
No. The ground steps up as you move back from the bend, and two tracts a few hundred feet apart can sit differently. We read the current mapping for your address first.
Will a raised house look odd on my land?
Only if it is raised without being designed. Deep porches, generous steps and the right proportion of pier to wall make height read as intent. We draw it that way from the start.
What do I gain from the extra height?
A longer view over your own land, better breeze through the house, and covered ground underneath. Owners who resented the requirement often end up using that level daily.
Do I file with the city or the county?
Land inside the Simonton city limits goes to the city. Acreage outside it is reviewed by Fort Bend County. We confirm which one covers your tract before anything is drawn.
Can the pool and outdoor kitchen be designed with the house?
Yes, and out here they should be. Drawn together, the porch, pool and grill share one roofline and one drainage plan instead of being squeezed in later.
We keep horses. Can you plan for that?
Yes. We place the barn, the arena and the paddocks with the house so drainage runs away from all of them and you are not crossing wet ground in winter.
What does it cost per square foot to build on a raised foundation?
Between $175 and $300. A raised foundation, fill and a longer drive sit at the upper half of that, so it is worth settling the height before you set a budget.
How is your fee worked out?
Percentage of construction, flat fee, or hourly. We pick whichever suits the scope, and you have the number in writing before drawings begin.
I have an older low house here. Raise it or replace it?
Depends on the structure underneath. A sound frame can sometimes be lifted and reworked. A tired one is usually better replaced, and we tell you honestly which you have.
What about water and septic?
Most tracts here use a well and an on-site system. The septic field needs county approval and space that stays dry, so we locate it alongside the house, not after it.
What do I need in hand before we sit down?
Your survey, any elevation paperwork you already hold, and a rough construction budget. With those three we can talk about real height and real cost the same day.
Tell us about your land
Your tract, its height and what you picture on it — that is enough for a first conversation.
- 01 You share a few details about your project
- 02 We look them over and get back to you
- 03We meet to discuss your site, your vision & your budget.