Frequently Asked Questions

Noblewood is in Utica, Indiana, in Clark County — just north of Jeffersonville and a short drive from the Lewis and Clark Bridge into Louisville's East End. It puts you within roughly 20 minutes of downtown Louisville while keeping you on acreage, in Indiana, with Indiana taxes.

Eighty-seven homesites. That is the whole community — it will not be expanded, and it will not be phased into something denser later. Most homesites back to woods or preserved green space, which is the single thing buyers notice first when they walk a lot.

Two things, mainly.

LOT SIZE: The acreage homesites run from about three-quarters of an acre to two and a half acres, with most sitting right around an acre. You are not looking into your neighbor's kitchen.

TREE LINE: Tree line. Nearly every homesite backs to woods or a private buffer rather than to another rear yard. The back of your house looks at trees.

The infrastructure of the community itself is complete, except the final surface on the roads. New home construction is ongoing. Homes are being built and occupied now, and three models are open to walk.

No, and that is deliberate. Noblewood is entered through a gated entrance, and the streets were designed to read as a private drive winding through the trees rather than as a grid of curb-and-sidewalk lots. 


It is a different feeling from a standard subdivision, and it is the reason the community looks the way it does from the moment you turn in.

Yes. Noblewood is entered through a gated entrance. Residents are given a gate opener; the gates are generally open during normal business hours and shut automatically, with a keypad for after-hours access.

Tera Hollinden handles sales for the community. She can walk homesites with you, open the models, price a plan on a specific lot, and tell you which lots suit a walk-out and which do not.

• Tera Hollinden — 502.387.4167
• Stephanie Gilezan — 502.817.6484

Open: Tuesday–Friday 12–4 · Saturday–Sunday 1–4 · Monday by appointment only.

Homesite pricing depends on size, slope, tree cover, and how much privacy the lot carries.

Garden Home pricing already includes the homesite. Custom home pricing does not — the lot is purchased separately.

They are two different products for two different buyers, in their own separate sections of the community.

SINGLE-FAMILY HOMESITES: are the wooded lots — three-quarters of an acre and up, private rear yards, your own builder if you want one, and you handle your own yard.

GARDEN HOME HOMESITES: are smaller, closer together, built by Bespoke Built Homes, and carry a $200/month maintenance fee covering mowing and landscaping. You trade some privacy for never touching a mower again. That is the right trade for some buyers and the wrong one for others, and we would rather tell you which you are before you sign.

• Garden Homes — the homesite is included in the published price, built by Bespoke Built Homes.
• Custom homes — the single-family homesite is purchased separately, and the home is priced on top of it. You may build with Bespoke or bring your own builder.

Ask for the all-in number early, on the specific lot you like. Two identical plans on two different lots are not the same price, mostly because of what the ground does.

Yes. You can reserve your homesite with a $5,000 deposit while we price out your custom build, so you are not racing another buyer for the lot you want while your plan is still being costed. 


That is the sequence we recommend: pick the lot, hold it, then take the time to get the plan and the number right. We can reserve homesites with a $5,000 deposit as long as we are working on house plans and actively bidding the house for a 60 day period. Rules apply.

Every homesite at Noblewood will support a basement — that is not true of most communities, and it is a function of how this ground sits. 


Most of our lots are walk-outs as well. Which specific homesites those are is worth confirming on the ground, because a true walk-out changes both the plan and the price — but you are starting from a yes rather than a maybe.

Yes — and you can also take some out. The trees are yours to work with. 


Clearing is planned lot by lot before we break ground, and you are part of that conversation. Some buyers want the tree line held as tight to the house as possible; others want a more open yard. Both are fine. Mature trees are the reason most people choose Noblewood over a flat lot somewhere else, so we would rather you decide deliberately than have a crew make the call for you.

On the single-family homesites, yes. You can purchase the lot and build with the builder of your choice— subject to the community's covenants and architectural standards. 

The Garden Home homesites are the exception - those are built exclusively by Bespoke Built Homes, because the pricing, the plans, and the finish packages in that collection are built around a single builder. 


For additional questions please reach out to Stephanie — 502 817-6484.


All builders must be approved by the developer. 

Garden Homes are our defined plans, built by Bespoke Built Homes on curated selection packages, with the homesite included. Custom homes start from a plan and move where you want them to go, on a single-family homesite you purchase separately.

Yes. We keep furnished models open in the community, so you can walk a finished home rather than a rendering - see the ceiling heights, the trim, the light through the back of the house, and how a plan actually lives. 


Our models are also for sale. If the one you walk through is the house you want, you can buy it.


Contact Tera to arrange a showing: 502 387-4167.

Yes. We always carry available inventory — completed homes, furnished models, and homes ready to start — across a range of price points. 


What is standing at any given moment changes, so call Tera for the current list: 502 387-4167. If your timeline is short, this is usually the fastest way into the community.

More than most builder allow, and less than a blank sheet of paper.


CUSTOM HOMES take structural changes — moving walls, adding a bay, expanding a garage, reworking a primary suite. Those are priced individually before you sign.

GARDEN HOMES are built on set finish packages — a curated group of cabinets, counters, flooring, trim, and fixtures chose to work together. Fewer decisions, a firmer price, and a faster build. It is a deliberate choice, and it is the reason the Garden Home number holds.

Bespoke Built Homes is the builder for the community and builds every home in the Garden Home collection. 


On the single-family homesites, you are also free to bring your own builder. Either way you will have a superintendent on site and a direct line to someone who knows your house — this is not a national builder where you never speak to the same person twice.

Yes, on both collections, subject to what the homesite and the plan allows. Garage expansions beyond the standard footprint are priced as a structural change, since they carry through foundation, framing, concrete, roof, and electrical.

The build timeframe varies depending on the complexity of the plan and the home being built. Typically, 6–9 months from ground break to closing. Weather, selections, and utility scheduling all move the date, and we would rather give you a range we can hold than a date we cannot.

On a new build, the buyer gets the construction financing in their name to save the most money. It is called a one time close where the lender closes on the property up front, releases money to the builder as construction progresses and upon certificate of occupancy you move in. This saves several thousands of dollars.

If that is not an option, then the buyer will put down a 20% deposit that is non refundable.

Every home comes with a written specification listing what is included at the contract price. Certain categories — appliances, light fixtures, cabinets, counters, flooring — are carried as allowances, meaning a dollar figure is set aside and you select within it.

Ask for the specification and the allowance schedule in writing before you sign on any home from any builder. If a builder will not hand it to you, that tells you something.

The difference is yours, documented in a written change order and signed before the work is ordered. Nothing gets installed on a verbal. If you come in under an allowance, that is credited back — credits can sometimes be applied to other overages, any balance would be refunded at closing. 

Yes — 1-year builder warranty, plus all manufacturer's warranties.

Yes, on scheduled walk-throughs with your superintendent. An active site is a job site — there are trades working, open trenches, and equipment moving  — so visits are arranged rather than unannounced. You will have set milestone walks, and you can ask for more.

Yes. HOA dues are $500 per year for single-family homesites, covering common areas maintenance, snow removal, street lights, subdivision landscaping, and gate maintenance. 


The Garden Home section carries an additional $200 per month maintenance fee covering mowing and landscaping for those homesites  — which is the trade in that section: a smaller yard you never have to touch. The $200 includes the $500 per year it is not in addition to. 

Noblewood at Utica is served by Greater Clark County Schools (Clark County, IN). Current assigned schools are:

• Elementary: Utica Elementary School (PK–5)
• Middle: Parkview Middle School (6–8)
• High: Jeffersonville High School (9–12)

School assignments can change year to year based on district boundary updates, so this should be verified directly with Greater Clark County Schools (812.283.0701 · gccschools.com) before a buyer relies on it for enrollment decisions. 

• Electric — Duke Energy
• Natural gas — CenterPoint Energy
• Water & sewer — public, with meter and tap fees carried in the build budget
• Internet — AT&T or Spectrum

Clark County, Indiana rates apply, and Indiana's homestead standard deduction and supplemental deduction reduce the assessed value on an owner-occupied home. Property taxes for Noblewood at Utica fall under Clark County, Indiana's rates  — specifically the Utica Township / Jeffersonville City taxing district, where the current certified rate is about $2.88–$2.96 per $100 of assessed value (roughly 2.9%), per the Clark County Auditor's rate sheet and DLGF certified rates. Assessed value can differ from purchase price (Indiana reassesses periodically and trends values annually), the homestead only applies once the buyer files for it and occupies the home as their primary residence, and Clark County's exact district rate and any special assessments (fire territory, etc) can shift year to year. 

Buyers should confirm the actual assessed value and current rate for their specific lot with the Clark County Assessor's Office and Auditor before relying on this for budgeting.


Sources: Clark County Auditor 2024 Pay 2025 Tax Rate Sheet, Aim Indiana — SEA 1 Property Tax Deductions and Credits Guide, Clark County, IN Property Tax Overview

Yes — Noblewood at Utica is governed by recorded Declaration of Covenants, Conditions and Restrictions (CC&Rs), filed with the Clark County Recorder on 11/15/2022 as Instrument #202223957, plus a full architectural review process administered by the Declarant/HOA. Here's what buyers ask most: 

MINIMUM SQUARE FOOTAGE: 2,100 sq ft for one-story home, 1,700 sq ft for a one-and-a-half story,· 3,000 sq ft for a two-story (all exclusive of garage and basement). 

EXTERIOR MATERIALS: Brick, stone, or veneer version of either (or a combination) are required down to ground level. Vinyl siding is capped at 5% of the home (gables/dormers only), and all exterior colors, materials, and elevations need written Declarant approval — elevations must also be prepared by a licensed architect or draftsman.

GARAGES: Minimum two-car attached garage required on every lot; no detached garages (unless separately approved), no carports, and no front-entry garage doors facing the street (side-entry or motor-court configurations only, except garden homes).

FENCING: Limited 48" high black aluminum or wrought iron only — no wood, chain-link, or wire fencing. Fences can't extend past the front/side wall of the house toward the street, and  placement requires prior written Declarant approval.

OUTBUILDINGS/TEMPORARY STRUCTURES: No sheds, barns, detached storage structures, or temporary structures of any kind are permitted as residences or otherwise, beyond whats approved in the building plans. 

REVIEW PROCESS: Every lot owner must submit a grading plan, construction plans, and a landscaping plan (irrigation included) to the Declarant for written approval before any clearing, grading, or construction begins. Construction must start within 18 months of purchase and finish within 15 months of starting. Violations can draw fines up to $5,000 per incident under the architectural provisions. 

Utica sits close to the Ohio River, minutes from Jeffersonville and the River Ridge Commerce Center, and a bridge crossing from Louisville's East End.

• ~25 min to Downtown Louisville
• ~38 min to Louisville International Airport
• Baptist Health ER & Urgent Care — 16 min
• Norton Clark Hospital — 22 min