Buying new construction in Northeast DFW can be a fantastic experience. You get a home no one has lived in, a builder warranty and the ability to make it yours from the start. But the process is different enough from a resale purchase that buyers who go in without the right questions often end up surprised after closing. Here are nine questions worth asking before you put pen to paper.
1. What does your warranty actually cover and for how long? Not all builder warranties are created equal. Perry Homes, for example, offers a bumper-to-bumper warranty for the first two years. That's meaningful coverage and it's worth asking every builder you're considering to spell out exactly what's included, what's excluded and how the claims process works. Get it in writing.
2. What is your timeline and what happens if it changes? This is the one that catches buyers off guard most often. Builders cannot be held to a hard completion date. Supply chain issues, weather delays and subcontractor scheduling can all push your close date. The question isn't just "when will it be done?" It's "what is your realistic range and what is your process for communicating changes?" Get comfortable with a date range rather than a specific date, because a specific date in new construction is rarely a guarantee.
3. Do I need a Realtor and will you work with mine? If a builder's sales representative suggests you don't need a Realtor or implies you'll get a better deal without one, treat that as a red flag. You won't pay more to use a buyer's agent on new construction. A good Realtor represents your interests in a process where the onsite agent represents the builder. Those are not the same thing.
4. How will property taxes be handled in my escrow? This one has caused real heartache for buyers who weren't warned. In Texas, if your home is not complete as of January 1st of the tax year, your property taxes for that year are calculated on land value only. When the home completes the following year, the full assessed value kicks in. Some builder lenders escrow based on the land-value tax figure during construction, which can leave buyers facing a significant escrow shortage at their first annual adjustment. Ask your lender, including the builder's in-house lender if you're using one, exactly how taxes will be escrowed and what to expect at the first adjustment. Randy Watkins at Miramar Mortgage is someone I trust to walk buyers through this clearly before it becomes a problem.
5. What are the lot premium differences and why? Builders price lots differently based on size, placement and backing. A lot that backs to a greenbelt, a pond or a cul-de-sac carries a premium. Ask for the full lot premium sheet and understand what you're paying for before you fall in love with a specific homesite.
6. What is included in the base price and what are the most common upgrades buyers add? The model home you walk through is never the base price. Ask the sales rep to show you a base-price floor plan and to walk you through what the most common upgrades are and what they typically cost. This helps you budget honestly and avoid sticker shock at the design center.
7. What builders are you competing with in this community and how do you differentiate? If you're shopping a master-planned community with multiple builders, this question matters. DR Horton is known for giving buyers the most home for their dollar as a production builder. Highland Homes is one you can count on for consistency and quality. Shaddock is at the higher end of the market. Understanding where your builder sits in that spectrum helps you calibrate your expectations on finishes, process and support.
8. Can I have the home independently inspected during construction? The answer should be yes. A builder who pushes back on a third-party inspection during framing or before drywall is waving a flag. Always hire an independent inspector. The builder's inspector works for the builder.
9. What should I watch for on my roof after completion? In Texas heat, shingles should lay flat within a few days of installation. If you're seeing shingles that haven't settled flat after that window, that's a defect and it should be a warranty claim. It's worth looking at the roof before your warranty period expires. Living through a re-roof on a brand-new home is a pain that is entirely preventable if you catch it early.
Buying new construction in this market can be a great decision. Going in with the right questions makes it a much better one.
Thinking about new construction in Princeton, Lavon, Royse City or Fate? Let's talk before you walk into a builder's sales office. I'll make sure you have someone in your corner from day one.
