New Construction At Gray's Crossing: What To Know

Dreaming of a fresh, mountain‑modern home where you can move in without managing every contractor? New construction at Gray’s Crossing and Old Greenwood in Truckee gives you that blend: clean design, quality finishes, and a streamlined path to move‑in. You want a clear plan, predictable timing, and honest guidance on what “turnkey” really includes. This guide gives you the essentials so you can buy with confidence and plan your build the right way. Let’s dive in.

Where new construction fits in Old Greenwood

Old Greenwood is a planned residential community in Truckee, within Nevada County, California. The Village at Gray’s Crossing and nearby build options cater to buyers who want semi‑custom, mountain‑modern homes with high‑quality finishes and low‑maintenance, lock‑and‑leave living. You get the charm of a Sierra setting with modern performance and style.

Be aware that building in the Tahoe region involves multiple layers of review. Confirm whether your specific homesite falls within the Lake Tahoe Basin and subject to TRPA rules. You will coordinate with Nevada County Planning and Building, your local building department for the Certificate of Occupancy, your HOA’s architectural review board, utility providers, and fire authorities for defensible space. Planning for these steps early keeps your timeline on track.

Floor plans and finishes you can expect

Semi‑custom homes in this market typically range from about 1,500 to more than 4,000 square feet depending on lot size and product line. Layouts often feature main‑level living with an open great room and kitchen, a primary suite on the main floor, and flexible spaces like a home office or bunk room. Two‑story options can stack bedrooms above to capture views, with multi‑car garages and mudroom transitions for ski and bike gear.

The mountain‑modern aesthetic emphasizes clean lines, large windows to frame the pines and peaks, and a mix of natural materials such as stone, stained wood, and metal. Inside, you will see durable surfaces, warm wood tones, and modern fixtures that support an indoor‑outdoor lifestyle. Covered outdoor spaces are sized for both winter and summer use so you can enjoy the seasons comfortably.

Selections often follow an allowance model. You choose from curated palettes for flooring, cabinets, counters, and fixtures at defined milestones. Most builders lock structural elements early, then allow interior selections during the first 4 to 12 weeks after contract. Once framing starts, structural changes are limited. Get your allowances and any upgrade costs spelled out in writing so you know where the budget stands.

HOA and design review basics

Most Truckee communities, including Old Greenwood and Gray’s Crossing, rely on CC&Rs and Design Guidelines to keep architecture cohesive and mountain appropriate. Expect rules that address exterior materials and colors, roof types and orientation, landscaping requirements that favor native and fire‑resistant plants, snow storage areas, driveway and garage placement, and exterior lighting that respects dark‑sky principles.

Your design will likely require architectural review board approval before some site work. The review timeline varies, so build it into your schedule. Rules around trash and recycling enclosures, window coverings visible from the street, and screening of utilities are common. Getting HOA approval aligned with county permits helps you avoid delays.

Wildfire hardening is typically required by code and often reinforced by HOAs. Look for Class A roofs, ember‑resistant vents, and non‑combustible or ignition‑resistant siding. Defensible space and ongoing vegetation management will be part of ownership in the Sierra.

The build timeline in Truckee

Building in the mountains follows a predictable sequence, but winter weather can extend schedules. Plan your path and you’ll reduce surprises.

Step‑by‑step process

1. Lot selection and contract
   • Choose your lot or model and sign a purchase agreement or a lot plus build contract.
2. Pre‑construction
   • Finalize plans, engineering, and selections. Submit to the HOA’s architectural review and prepare permits.
3. Permitting and utility coordination
   • File with Nevada County and other authorities. Secure grading, building, and utility permits and schedule inspections.
4. Site work and foundation
   • Grading, retaining walls if needed, frost‑appropriate footings or foundations, and underground utilities.
5. Framing and envelope
   • Structure, roof, windows, exterior sheathing, and rough mechanical, electrical, and plumbing.
6. Exterior finishes and rough inspections
   • Siding and roof completion, insulation, HVAC, and rough‑in inspections.
7. Interior finishes
   • Drywall, paint, millwork, cabinetry, counters, flooring, and fixtures.
8. Final inspections, landscaping, and punch list
   • Final building inspection and Certificate of Occupancy, HOA sign‑off as required, driveway and landscaping.
9. Closing and warranty
   • Final walk‑through, documents, keys, and the warranty period.

Typical timing

• Contract to permit submission: 2 to 8 weeks
• Permitting: 6 to 16 weeks
• Site work and foundation: 2 to 8 weeks
• Framing to weather‑tight: 4 to 8 weeks
• Mechanical, insulation, and rough inspections: 4 to 8 weeks
• Finishes: 6 to 12 weeks
• Final inspections and landscaping: 2 to 6 weeks
• Typical total build time from permit to Certificate of Occupancy: 8 to 14 months

In the Truckee area, winter logistics often push projects toward the longer end. Many builders try to complete the exterior shell before heavy snow, then shift to interior work during the winter months.

Seasonal planning that pays off

• Start design and permitting early so exterior work can begin in warmer months.
• Expect access and haul‑route constraints in heavy snow. Plan lead times for windows, appliances, and custom materials.
• Budget a schedule buffer for weather days and inspections.

What “turnkey” usually includes

Turnkey should mean you receive a complete home without managing day‑to‑day construction. The exact package varies by builder, so get clarity in writing. Ask about:

• Landscaping and driveway completion
• Appliance package and whether window coverings are included
• Final grading, snow‑storage areas, and exterior lighting
• Garage openers and smart‑home features
• Whether furniture or staging is included in any model program

You will also want a clear walkthrough and punch list process, plus written warranty terms. Many builders offer a one‑year workmanship warranty and a longer structural warranty. Confirm the warranty claim process and who handles any service calls.

Financing, appraisals, and insurance

You have several ways to finance a semi‑custom home here.

• Construction‑to‑permanent loans combine construction financing with a permanent mortgage that kicks in at completion. There is one closing, interest‑only during construction, and typical down payments of 20 percent or more depending on the lender and your profile.
• Stand‑alone construction loans fund the build, then you refinance into a separate permanent loan at completion.
• Builder incentives may include preferred lenders or rate buydowns. Compare them with market quotes.
• Cash purchases are common with second‑home buyers and simplify closing and appraisal timing.

Appraisals on semi‑custom homes can be challenging if comparable sales are limited. Lenders may ask for higher down payments or additional reserves. Expect lender site visits and draw inspections during construction. Some loans use the construction appraisal at conversion while others require a new appraisal.

Occupancy classification matters. Loan terms differ for primary residences, second homes, and investment properties. Many buyers here are second‑home purchasers, so be sure your lender pre‑approval fits the intended use.

Plan early for insurance and property taxes. Wildfire and high‑snow exposure can affect policy availability and premiums in the Sierra. Obtain insurance quotes at the start of your process. Property tax assessments are set by county practices at sale or transfer for new construction, so confirm how Nevada County handles reassessments.

For tax deductions on mortgage interest and property taxes, talk with your tax advisor. The best plan is coordinated among your lender, insurance broker, and CPA from the outset.

Your buyer checklist

Use this list to stay in control from contract to closing.

• Verify exact lot boundaries, setbacks, and any easements.
• Get the HOA’s Design Guidelines and CC&Rs and confirm exterior finish palettes, landscaping rules, and snow‑storage requirements.
• Review the builder’s detailed specification sheet and standard inclusions.
• Ask for a sample schedule and a list of recent completed projects.
• Review a sample contract for allowances, change‑order process, and contingency policies.
• Secure lender pre‑approval for construction or construction‑to‑perm financing if needed.
• Request proof of builder licensing, insurance, and warranty coverage.
• Set up a communication plan for weekly updates, photo check‑ins, and site visits.
• Understand the draw schedule and inspection milestones.
• Keep a contingency fund of 5 to 15 percent for upgrades or unforeseen site conditions.
• Order long‑lead items early to avoid finish‑phase delays.

Mountain design and performance

Mountain conditions drive a lot of the engineering and detailing you will see.

• Snow loads and winter weather shape roof design, snow‑shedding, and overhangs.
• Frost depth and soil conditions affect foundation type, including deeper footings or frost‑protected systems.
• Wildfire risk requires ember‑resistant details and defensible space, often codified by local regulations and HOA standards.
• California’s Title 24 energy code drives high‑performance insulation, tight building envelopes, efficient windows, and modern HVAC. Many builders include radiant heat, balanced ventilation, and solar readiness. Battery backup and EV charging may be offered or can be added.

These features are not just checkboxes. They support comfort, efficiency, and resilience in a high‑elevation climate.

How Kaili guides your build

Buying new construction from afar or on a tight schedule takes trusted local help. With deep Truckee and North Lake Tahoe market knowledge, Kaili offers buyer representation, relocation support, and practical consulting tailored to resort communities. You get guidance on micro‑neighborhood nuance, introductions to lenders experienced in construction lending, and coordination with builders and vendors so your selections and milestones stay on track.

From first tour through final walkthrough, Kaili keeps the process clear and calm so you can focus on how you will live in your new home, not the logistics behind it.

Ready to explore new construction at Gray’s Crossing and Old Greenwood? Connect with Kaili Sanchez to see current opportunities, compare build options, and plan a timeline that fits your goals. Discover Tahoe Living — Start Your Personalized Search.

FAQs

How long does new construction in Truckee usually take?

• From permit to Certificate of Occupancy, most semi‑custom builds take about 8 to 14 months, with winter weather often pushing schedules toward the longer end.

What does the HOA review cover at Gray’s Crossing and Old Greenwood?

• HOAs typically review exterior architecture, materials and colors, roof form, lighting, landscaping, and snow‑storage plans, plus conformance with CC&Rs and Design Guidelines.

How do design selections work in a semi‑custom build?

• Most builders use curated palettes and allowances with selection windows in the first 4 to 12 weeks; structural changes are limited once framing begins.

Which agencies are involved in permitting near Gray’s Crossing?

• Expect to work with Nevada County Planning and Building, your local building department for the Certificate of Occupancy, your HOA’s architectural review board, and local utilities; confirm any TRPA applicability by location.

What financing options fit a new build in Old Greenwood?

• Common choices include construction‑to‑permanent loans, stand‑alone construction loans, builder incentives with preferred lenders, and cash purchases; down payments often start near 20 percent.

How is wildfire risk addressed in new construction?

• Homes typically include fire‑hardening like Class A roofs and ember‑resistant vents, ignition‑resistant materials, and landscaped defensible space in line with local rules and HOA standards.