Building Permits
Plans are reviewed by the county where the parcel sits. Requirements and submittals can differ, so we confirm the jurisdiction before drawings are finalized.
Custom Home Builder in Hardy, Virginia
Custom Homes in Hardy, VA
Hardy is the Roanoke side of Smith Mountain Lake, where the river meets the lake and many homeowners live year-round.
Cooper Contractors builds custom homes throughout Hardy, from waterfront lots on the upper lake to properties near Westlake Towne Center, with more than 35 years of experience at Smith Mountain Lake.
We help you sort out county lines, lot conditions and design priorities before construction begins.
35+ Years
Smith Mountain Lake Custom Home Experience
Hardy, Virginia
Where the River Meets the Lake.
Year-round lake living with Westlake conveniences and an easy drive to the Roanoke Valley.
The Roanoke Side of the Lake
Why Many Full-Time Residents Choose Hardy
Hardy sits where the Roanoke River flows into Smith Mountain Lake, on the side of the lake closest to the Roanoke Valley.
That location gives Hardy a different rhythm than the busier center of the lake. Many homeowners here live at the lake year-round, commute or travel regularly to Roanoke, and want everyday conveniences close by.
The Westlake area along Route 122 provides much of that convenience, with Westlake Towne Center offering grocery shopping, restaurants, a cinema and medical offices. Westlake Golf & Country Club and two marinas are also nearby.
Hardy is also home to the Booker T. Washington National Monument, a reminder that this corner of Franklin County has a long history well before the lake was created.
Know Your Parcel
Bedford or Franklin? Why It Matters for Your Build
In Hardy, a property’s county affects more than its mailing address.
Schools
Families moving full-time should confirm the school district for a specific lot, since Hardy is served by both Bedford County and Franklin County schools.
Septic and Wells
Many Hardy lots rely on private wells and septic systems. Soil testing and system placement should happen before the house footprint is set.
Shoreline Permits
Regardless of county, docks and shoreline work below the 800-foot contour need approval from Appalachian Power under the Shoreline Management Plan.
Upper-Lake Waterfront
Building Where the River Meets the Lake
Near Hardy, the lake follows the old Roanoke River channel, so many waterfront lots face narrower stretches of water and protected coves rather than wide-open views.
That can mean calmer water for swimming and paddling, more privacy and a more wooded setting. It also means water depth at the shoreline, seasonal views through the trees and the direction a lot faces deserve close attention before you buy.
We help Hardy homeowners think through where the house should sit, how the main living spaces and outdoor living areas should face, and how a sloping lot can support a walkout lower level. Our lakefront home construction page covers these decisions in more depth.
Homes for Everyday Life
Designing a Hardy Home You Live in Every Day
Because so many Hardy clients live here full-time, function gets as much attention as the view.
- Dedicated home offices for remote work
- Main-level primary suites for long-term living
- Oversized garages and workshop space
- Mudrooms and drop zones off the garage
- Pantry and bulk storage for full-time households
- Screened porches for bug-free summer evenings
- Guest suites for visiting family
- Low-maintenance exterior materials
How a Hardy Project Comes Together
From Hardy Lot to Finished Home
Review the Parcel
Confirm the county, covenants, utilities, water depth and access before design starts.
Site the House
Position the home for views, sun, slope and a practical driveway.
Finalize the Plans
Work with your architect or designer to balance priorities and budget.
Permit and Build
Coordinate county permits, any shoreline approvals and our trusted trade partners.
Move In
Walk through the finished home together and settle into life in Hardy.
Hardy FAQ
Building a Custom Home in Hardy: Your Questions
Is Hardy in Bedford County or Franklin County?
Both. Hardy spans southwestern Bedford County and northeastern Franklin County, and the 24101 ZIP code covers parts of each. The county determines which building department reviews your plans and which school district serves the home, so we confirm it for every parcel.
Is Hardy a good choice if I need to commute to Roanoke?
Hardy sits on the Roanoke side of Smith Mountain Lake, which makes it a popular choice for full-time residents who work in or travel to the Roanoke Valley. We often plan home offices and practical everyday storage for those homeowners.
What is different about building near the upper end of the lake?
The Roanoke River enters Smith Mountain Lake at Hardy, and the water in that area tends to be narrower and more river-like than the open lake near the dam. Lots can be quieter, but water depth, shoreline orientation and dock potential should be reviewed carefully before you buy.
Do you build near Westlake?
Yes. We build throughout the Hardy area, including near Westlake Towne Center and the Route 122 corridor. Being close to grocery stores, dining and medical offices makes the area a good fit for full-time and retirement homes.
Can I add a dock to a Hardy waterfront property?
Docks require a permit from Appalachian Power under the Smith Mountain Lake Shoreline Management Plan, in addition to the county building permit. Shoreline classification and frontage affect what can be built, so this is worth checking before you purchase a lot.
Do you remodel or add on to existing homes in Hardy?
Yes. Along with new custom homes, we handle remodeling, additions and outdoor living projects for Hardy-area homeowners who want to improve a home they already love.
Other Areas We Serve
Looking at Lots Across the Lake?
Our office is in Moneta, where we build custom homes near Hales Ford Bridge, and we also build custom homes in Huddleston, VA on the north shore. Learn more about our custom home building at Smith Mountain Lake or view completed homes.
Planning a Home in Hardy?
Let’s Look at Your Hardy Property Together
Whether you own a lot near Westlake or are still comparing properties, we can help you understand what it will take to build. Call 540-721-4600 or send us a message.