This has me a little puzzled.

I obviously have the land from the Jarl of Dawnstar (post CW), and I've built the entry hall, large hall, and all 3 wings. I have most of the furnishings in place, including all of the beds. Just have to get some odds and ends (metals, mostly) to complete the herculean task.

The only problem is, I've been to Dawnstar several times, and for some reason, I cannot find the housecarl that was supposed to come with the place, neither there or back at Heljarchen Hall.

Am I missing something?

I'd like to have the housecarl in place before I bring Marcurio (my spouse) into the place, adopt some children, and find a steward.

(I've already killed one giant who wandered onto the property as I was building, and I've rather have protection around before I move my loved ones into the place.)

They don't come with one.
Unlike normal houses, you don't have to be a thane to get the houses that you build. If you're Thane, your housecarl's probably still in the Jarl's house. If you're not, there is no housecarl.

You can turn pretty much any follower into a housecarl - just get them to follow you to the property and the dialogue option will appear there.


Edit:
You can make any follower become the steward - my mistake - but my first point still stands. You don't necessarily have a housecarl just because you have a house.

The housecarl likes to patrol outside around your property. Mine in Hijaamarch does. It seemed kind of buggy at first, he showed up, disappeared and then came back after I spent some time away from the house.

Forgot to mention that I am also Thane of Morthal.

Hmm. Not being thane might be the issue. Wonder how I forgot THAT? Thanks for the answers, lads. It helps!

More work to do, ha. Not that I mind, I need to find some more Iron, the way this place positively gulps it down.

I think next time I build a place, I'll do it one room at a time instead of everything at once. It gets overwhelming in a hurry, trying to keep track of everything. Where's a contractor when you need him?

I just love this DLC, the place looks so frackin' awesome!

Yup, it was the thane thing.

I have a question about Gregor. There's no data for him on any of the game wikis (not surprisingly), but he looks to be wearing heavy armor. Can anyone confirm my guess?

Are you sure you are a thane? Did you buy the land off the Jarl or his steward? Has the Jarl himself acknowledged you as Jarl as this is when the housecarl appears

If you read the follow-up postings, you will see the problem was solved, but thanks for the post.