North Texas New Construction Buyer Guide

Before you fall for the model home, compare the whole deal.

New construction can offer fresh design, warranties, energy-efficient systems and builder incentives. It also comes with a different contract, pricing structure and decision process than resale. This guide gives North Texas buyers a practical framework for comparing builders, communities and homes before committing.

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Know the real number

The advertised price is only the starting point

Break the deal into six pieces before comparing one builder or community with another.

Base or inventory price

Start with the actual home you can buy, not simply the lowest advertised plan price.

Lot premium

Greenbelt, cul-de-sac, oversized, corner and view lots can carry meaningful premiums.

Structural & design upgrades

Extended patios, additional bedrooms, media rooms, cabinetry, flooring, appliances and finish packages can change the final number quickly.

Financing & incentives

Compare the builder-lender offer with outside financing and evaluate the total cash-to-close and payment, not just the advertised rate.

Taxes & assessments

Compare estimated property taxes plus HOA and any applicable PID/MUD or other assessments. Nearby communities can have very different carrying costs.

Resale competition

Consider what your home may compete against later, including future builder inventory and newer phases within the same community.

Spec home, inventory home or build from the ground up?

Move-in ready / inventory

Usually the simplest path. The builder has already selected the lot, floor plan and most finishes. This can make the final price easier to understand and may create incentive opportunities when the builder wants completed inventory sold.

Under construction

You may still have limited selections available depending on the construction stage. Pay close attention to what is already ordered, what can still change and the expected completion window.

To-be-built

More control, but more decisions. Separate the base price, lot premium, structural options and design-center budget so you understand the likely final price before becoming emotionally invested.

Before you visit the model home

Talk with your agent first. Builder registration and agent-cooperation policies can vary, and representation should be addressed before you start touring. As of January 1, 2026, Texas law also requires a written agreement before a license holder shows residential property to a prospective buyer, subject to the law’s provisions for representation or non-representation showing agreements.

Builder incentives: compare the net benefit

A large incentive is not automatically the best deal. Ask what triggers the incentive, whether it requires a preferred lender or title company, whether it can be applied to closing costs, upgrades or financing, and what happens if your loan structure changes. Compare the builder’s offer against alternatives using the same purchase price, down payment, loan term and expected ownership period.

Useful comparison: Purchase price + lot + upgrades + estimated closing costs − usable incentives, then compare the resulting cash-to-close and monthly payment. A lower rate can be valuable, but it should be evaluated alongside price and other concessions.

Inspections still matter on a brand-new home

Municipal inspections and builder quality-control processes serve different purposes from an independent inspection for a buyer. TREC’s inspection rules specifically distinguish builder quality-control and phased construction inspections from a standard inspection performed for a prospective buyer. Discuss appropriate inspection timing with a qualified inspector and confirm what the builder contract permits.

Pre-drywall / phase inspection

When available and permitted, this can provide a look at components before insulation and drywall cover them.

Pre-closing inspection

Review the substantially completed home before closing and document items requiring attention.

Warranty follow-up

Understand the builder’s warranty process, deadlines and documentation requirements. A builder warranty is not the same thing as homeowners insurance.

Take these into the sales office

20 questions to ask before signing a builder contract

Tap any question to see why it matters. The goal is not to interrogate the sales counselor. It is to make sure you are comparing the actual transaction, not just the model home and headline incentive.

1What is the exact price of this home or plan today?

Why ask: Builder pricing can change by elevation, release, inventory status and incentives. Get the price tied to the exact home or configuration you are considering.

2What is actually included in that price?

Why ask: Model homes often showcase upgrades. Separate standard features from structural options, design upgrades and decorator items.

3What lot premium applies?

Why ask: The same floor plan can cost materially more on a greenbelt, cul-de-sac, oversized or view lot. You want the lot cost isolated from the house cost.

4Which structural options are included or still available?

Why ask: Structural choices are usually harder or impossible to change later. Confirm what has already been selected and what deadlines remain.

5What should I realistically budget at the design center?

Why ask: A low base price can become misleading if the finishes you expect require substantial upgrades. Establish a working budget before selections begin.

6Which incentives apply to this specific home?

Why ask: Builder promotions can vary by home, community and closing date. An advertised incentive may not apply to the property you want.

7What do I have to do to receive the incentives?

Why ask: Credits may depend on a preferred lender, title company, closing deadline or specific financing. Know the conditions before counting the money.

8Can I use my own lender and title company?

Why ask: Compare the preferred-provider package with outside options. The biggest credit is not necessarily the lowest total borrowing cost.

9What deposits are required and when?

Why ask: Know every payment due before closing, including earnest money, construction deposits, option deposits and design deposits.

10When can those deposits become nonrefundable?

Why ask: Builder contracts can treat deposits differently from resale transactions. Understand the specific language before money is committed.

11What is the realistic completion window?

Why ask: A projected date is not always a guaranteed date. This matters if you are selling another home, ending a lease or locking a rate.

12What happens if construction is delayed or materials change?

Why ask: Supply issues and construction schedules can affect timing or selections. Read how the contract handles substitutions, extensions and buyer remedies.

13Can I hire my own inspector, and at what stages?

Why ask: Inspection access can vary. Confirm whether pre-drywall, pre-closing or other inspections are permitted before you plan around them.

14What warranties are included and how do I make a claim?

Why ask: Coverage, exclusions and deadlines matter more than the word warranty. Know who handles claims and how issues must be documented.

15What tax rate and assessed value should I use for budgeting?

Why ask: Early estimates can understate future taxes when the completed home has not yet been fully assessed. Budget from a realistic completed-home scenario.

16Are there HOA, PID, MUD or other assessments?

Why ask: These costs can materially affect the monthly or annual ownership expense even when two homes have similar prices.

17What is planned around the community?

Why ask: Future phases, roads, schools, apartments, commercial development and amenities can affect traffic, convenience and resale.

18Which utilities and internet providers serve the home?

Why ask: Service availability, setup costs and provider choices can matter, especially for remote work, smart-home systems and rural-edge communities.

19What new construction could compete with me when I sell?

Why ask: If the builder is still selling new homes when you resell, your home may compete against incentives, warranties and fresh inventory.

20Who represents me, and what does my representation agreement provide?

Why ask: Know who owes duties to you, what services are included and how compensation is handled before you rely on someone for advice.

Printable tool

North Texas Builder Comparison Worksheet

Use the same worksheet at every community so you can compare price, incentives, taxes, upgrades, financing, inspections and ownership costs side by side. I designed the printable version to take with you to model-home visits and builder appointments.

Download & Print the Builder Comparison Worksheet →

Free printable PDF. Bring a copy to each model-home or builder visit and compare communities using the same criteria.

Already visited a builder?

Tell me the builder and community before your next visit. Registration, representation and compensation policies can differ. I can help you identify what questions to ask and where you stand before you make another trip or sign anything.

Tell Me Where You’ve Visited

Go deeper: New construction & North Texas

Denton County New Construction GuideBuilder pricing, incentives and what buyers should compare.
Read the guide →
Explore North Texas CommunitiesResearch cities, communities and areas before narrowing your search.
Explore communities →
North Texas Buyer GuideThe broader buying process, strategy and representation beyond new construction.
Start the buyer guide →

Start here

Tell me what you’re considering.

Share the area, approximate price range, timing and whether you’ve already visited or registered with a builder. I’ll follow up with a practical next step.

By submitting this form, you agree that Chris Mitchell may contact you about your real estate question. Your information will not be sold.

More buyer resources

Texas Home-Buying Red FlagsIssues worth slowing down for before you commit.
See the red flags →
DFW Buyer Negotiating GuideUnderstand where buyers may have leverage and what can be negotiated.
Read the negotiating guide →
DFW Home Prices ExplainedPut asking prices and market context into perspective.
See DFW pricing →

Common new-construction questions

Does the builder’s salesperson represent me?

The builder’s sales team works on the builder’s side of the transaction. Your own representation arrangement should clearly state who represents you and the services being provided.

Should I automatically use the builder’s lender?

No single answer fits every buyer. Compare the preferred-lender incentive with outside financing based on rate, fees, cash to close, loan structure and how long you expect to keep the financing.

Is a new home inspection unnecessary?

New construction can still have deficiencies. Inspection timing and access depend on the construction stage and contract, so discuss the plan before signing.

Are builder contracts the same as resale contracts?

Do not assume they are. Texas has TREC forms for certain new-home transactions, and builders may also use contracts prepared for their transactions. Read the actual agreement you are being asked to sign and obtain legal advice when appropriate.

This guide is general real estate information, not legal, tax, lending or inspection advice. Builder programs, incentives, contracts, registration policies, taxes and community assessments can change. Verify details for the specific property and transaction.