Frequently Asked
Questions

A better process, an experienced builder, and more home for your money.

Rustic Pines pairs professional pre-construction planning with Silber Builders’ four decades of homebuilding experience. Before construction begins, the Hudson Modern team helps you work through design, layout, finishes, upgrades, pricing, and important decisions. After closing, a dedicated project manager leads your build and keeps you connected through an active project chat, direct updates, and scheduled site visits.

You also benefit from the purchasing power of a 19-home development. Costs that would normally fall on a single custom-home buyer can be spread across multiple homes. The developer and builder are the same organization, Hudson Modern manages sales and marketing, and fewer layers mean less unnecessary overhead.

Silber Builders’ volume purchasing and long-standing trade relationships also provide access to wholesale pricing that can be passed along to buyers.

The result is a highly customized home, a more organized and transparent construction experience, and stronger value than a typical one-off build.

Yes. Every listed price includes the lot and the completed home, along with engineering, surveying, customized stamped plans, permits, the well and septic system, electrical service, included fixtures and finishes, and the appliance suite specified for that home.

The price shown on each home’s listing includes everything presented as part of that home unless an item is expressly identified as an optional upgrade. Our approach is full transparency—from your first conversation through the final punch list—with no surprise required upgrades at the end of the process.

Standard closing costs are not included. These vary depending on whether you pay cash or finance the purchase and may include lender, attorney, inspection, and other customary third-party fees.

A one-time $1,000 HOA fee is collected at closing. Current ongoing HOA dues are $52 per month and support the maintenance of the community’s shared amenities.

Buyer-selected upgrades beyond the home’s listed specifications are also additional. These upgrades are optional and are never required simply to complete the home shown in its listing.

Known upgrade costs are presented for your review and approval before being added to your home.

Some finish selections made during a showroom visit may require pricing to be provided during or shortly after the appointment. You will have an opportunity to review and approve that pricing before proceeding.

Upgrade spending varies considerably. Some buyers choose the included specifications without additional upgrades, while others invest as much as approximately 30% above the base price in customization. The extent of any upgrades is entirely at the buyer’s discretion.

A 10% contract deposit is due at signing and is held in escrow. The deposit is refundable under the financing, appraisal, and title contingencies provided in the purchase contract.

An additional nonrefundable $5,000 architecture and engineering fee is also due. This funds the customized home plans, engineering, and surveying required for your project. At closing, the full $5,000 is credited toward the cost of your build.

The precise terms and contingencies applicable to a purchase are defined by the final contract.

You take ownership of the land at closing. At the same time, you enter into the agreement for the construction of your home.

This means the land is yours from the beginning of the construction phase rather than being transferred only after the home is finished.

Yes. We work with several local lenders that offer construction-to-permanent financing. These programs can allow qualified buyers to finance the land and home through a single closing.

Rustic Pines and Hudson Modern do not provide financing directly. Buyers are welcome to work with one of the experienced local lenders, bring financing from a lender of their choice, or purchase with cash.

All financing is subject to the chosen lender’s qualifications, underwriting, terms, and approval.

The HOA is designed to manage the community’s common areas, including the walking trails, ponds, and playground once those amenities are completed.

The HOA is intended to remain minimally restrictive while helping protect the value and character of the development. It does not dictate matters such as home colors or fencing on private property.

Home construction is limited to the builder’s available models and design options. Lots are not sold separately without a completed home designed in the architectural style of the development.

Copies of the governing HOA documents are available upon request. Those documents control if any description on the website differs from the official terms.

Every currently available Phase I and Phase II home connects directly to a town-maintained road.

Homeowners are responsible for snow removal and maintenance on their own private driveways. Several local vendors are available for owners who wish to arrange driveway plowing directly.

Estimated annual property taxes generally range from approximately $10,000 to $24,000, depending on the home model, lot size, completed assessment, and selected improvements or upgrades.

This range is an estimate and not a guarantee of the final assessment. Buyers may contact the town assessor before completion to request an estimate for the specific home they are considering.

Each home includes the protections applicable to newly constructed homes under New York’s Housing Merchant Implied Warranty. Warranty claims must be submitted within the applicable time limits, and the builder must be given a reasonable opportunity to inspect and repair the issue.

Fixtures, systems, appliances, and other included products may also carry separate manufacturer warranties. Applicable warranty documentation will be provided as part of the home purchase.

The purchase agreement and warranty documents contain the complete terms of coverage, exclusions, claim procedures, and legal rights applicable to each home.

Yes. With the exception of the Evergreen model offered on Lot 14, the home photographs on the website show actual completed Rustic Pines homes.

Images of the Evergreen model are architectural renderings and should be identified as such. In other photography, interior furnishings and exterior landscaping may be virtually staged to help buyers visualize the completed setting.

Plans, dimensions, finishes, landscaping, furniture, and other visual details should be confirmed for the specific home under consideration.

Rustic Pines homes are highly customizable. Depending on the selected model and site, buyers may be able to adjust the home’s width or length, modify the interior layout and room count, and select fixtures, finishes, appliances, exterior colors, and other features.

The engineered structural shell of the selected model generally remains the foundation of the design, but nearly everything within that framework can be considered for customization.

Most design and upgrade decisions are made with your Hudson Modern salesperson before closing. Certain selections may be completed later in the process depending on construction requirements and product lead times. All modifications are subject to engineering, site conditions, code requirements, availability, feasibility, and written pricing approval.

Before contract and closing, your Hudson Modern salesperson guides the design process, customization decisions, and upgrade selections.

After closing, Silber Builders Inc. serves as the builder of record and manages construction. A dedicated project manager is assigned to your home and becomes the primary construction contact for the remainder of the build.

This structured handoff provides buyers with guidance during the design phase and a dedicated construction professional once work begins.

An active group chat is maintained with the relevant parties throughout the build, providing a direct place for progress updates, questions, and decisions.

Your assigned project manager is available during normal business hours to provide updates and discuss available options. Buyers are also welcome to schedule site visits during construction whenever site conditions and safety requirements permit.

Buyers should generally plan for completion within approximately 12 months of closing, although some homes may be completed sooner.

Actual timing depends on the selected home, customization, permitting, site conditions, material availability, inspections, and other project-specific considerations. Visit our New Home Timeline page for a more detailed look at the design, closing, construction, and completion process.

Generally, yes. Private tours of completed homes and available lots may be arranged depending on current access and availability.

All tours are by appointment only. Contact a Hudson Modern agent to discuss what is available to visit and arrange a convenient time.

You can begin by exploring the currently available homes and contacting the Hudson Modern team with questions about pricing, plans, customization, financing, or availability.

When you are ready, the team can arrange a private tour or schedule a call to discuss which home and lot best fit what you are looking for.