New Construction in the 817

The builder’s sales office, decoded.

The model home is beautiful. The person greeting you is friendly. They also work for the builder. Here is how new construction really works, and how to walk in with someone on your side.

Bring Us to Your Next Visit → Call (817) 674-0754

Bright, newly finished open kitchen with a large island and pendant lights — Good to know In many cases the builder pays your agent’s fee, not you. Always confirm in writing.

Two Very Different Jobs

The builder’s on-site agent vs. your agent

The on-site sales consultant is often helpful and knowledgeable. Their job is to sell the builder’s homes on the builder’s terms. Your agent’s job is to protect you.

The question Builder’s on-site agent Your agent (us)

Who do they represent? Builder’s agentThe builder. Their goal is to sell the home at the best price and terms for the builder. Your agentYou. We look out for your price, your terms, and your timeline.

Who pays them? Builder’s agentThe builder. Your agentMany builders publish a policy to pay the buyer’s agent. Policies vary, so we confirm it with the builder before you sign anything.

Negotiating Builder’s agentPresents what the builder is offering this month. Your agentAsks for more: closing costs, upgrades, lot pricing, rate help. We know what to ask and when.

Inspections Builder’s agentRelies on the builder’s own quality checks and city inspections. Your agentRecommends independent inspections at key stages and follows up on the repair list.

Lender choice Builder’s agentPoints you to the builder’s preferred lender, often tied to an incentive. Your agentHelps you compare the incentive against an outside quote so you see the real numbers.

The contract Builder’s agentUses the builder’s own contract, written by the builder’s attorneys. Your agentWalks you through deadlines, deposits, and what happens if the build runs late.

Bring us on your first visit.

Many builders require your agent to be with you, or registered by name, the very first time you walk into the sales office or sign the guest book. If you tour alone first, some builders will not let you add an agent later, and you could lose your own representation on one of the biggest purchases you make.

Planning to stop by a model home this weekend? Call or text us first. We can meet you there or register you ahead of time.

Call (817) 674-0754 Send Us a Message

What to Know Before You Sign

Five things builders don’t always lead with

Modern kitchen with upgraded cabinets and counters

What may be negotiable

Base prices can be firm, but that is not the whole deal. Depending on the builder, the community, and how long a home has been sitting, there may be room on:

Design center upgrades like flooring, counters, or appliances
Help with your closing costs
Lot premiums on corner, greenbelt, or larger lots
Interest rate buydowns, usually through the builder’s preferred lender

None of these are guaranteed. Incentives change often, sometimes month to month. We ask, and we get it in writing.

Living room with a stone fireplace and built-in shelving

Yes, inspect a brand new home

New does not mean perfect. Homes are built by many different crews on a tight schedule, and city inspections check code, not workmanship. We recommend an independent inspector at three points:

Pre-drywall: before the walls close, so framing, plumbing, and wiring can be seen
Final: before closing, so the builder can fix items on the list
11-month: before a typical one-year workmanship warranty ends

Ask the builder up front whether your inspector may visit during construction. Warranty terms vary by builder, so read yours.

Move-in ready or build from scratch?

Move-in ready (“spec”)

Already built or nearly done. You can often close in weeks, and finished inventory homes are sometimes where builders are most flexible. The tradeoff: the finishes are already picked.

Build to order

You choose the lot, plan, and finishes. Expect a longer wait, often several months or more depending on the builder and permits. Plan around your lease or your current home’s sale.

Preferred lender incentives vs. shopping your own

Builders often offer their best incentives when you use their preferred lender. That can be a great deal. It can also come with a higher rate or fees that eat into the savings.

The simple fix: get a written estimate from the builder’s lender and at least one outside lender, then compare the total cost, not just the headline incentive. We will help you line them up side by side.

See what you can comfortably afford →

HOA, PID, and MUD taxes

Many newer Texas communities are funded through a Municipal Utility District (MUD) or a Public Improvement District (PID). These add their own tax or assessment on top of the usual city, county, and school taxes, and can raise your yearly costs noticeably.

Before you commit, ask for the total tax rate, any PID assessment, and the HOA dues. Then run the full monthly payment, not just the price. Two homes at the same price can have very different monthly costs.

Texas law requires written notice to buyers about MUD and PID obligations. We make sure you read those notices before you sign, not after.

Take This With You

Questions to ask the builder

Screenshot it or print it. Ask every one before you sign.

What is included in the base price, and what is an upgrade?
What incentives are available right now, and do they require your preferred lender?
What is the total property tax rate, including any MUD or PID?
What are the HOA dues, and what do they cover?
Is there a lot premium on this lot? Why?
What is the estimated completion date, and what happens if it runs late?
How much is the earnest money, and is any of it refundable?
Can my own inspector visit before drywall and before closing?
What does the warranty cover, for how long, and how do I file a claim?
What is your policy on paying the buyer’s agent? Can I see it in writing?
What else is planned nearby: more homes, commercial, or roads?

Before you tour

Tell us where you are headed.

Many builders want your agent registered on your first visit. Let us know before you go, and we will make sure you are covered.

Tell us the builder, community, or area.
We confirm the builder's agent policy for you.
John Jordan meets you there or preps you before you go.

Your name

Mobile phone

Builder, community, or area (optional)

When are you hoping to move? (optional)

Talked to a lender yet? (optional)

Text me about my request. I agree to receive text messages from Selling 817 Real Estate Group LLC. Message and data rates may apply. Text STOP to opt out. Consent is not required to get help. Privacy Policy.

Phone or email is enough. We never sell your information.

Questions We Hear Often

New construction FAQ

Does it cost me anything to use my own agent on a new build?

In many cases, no. Many builders publish a policy to pay the buyer’s agent from their side of the sale. Policies vary by builder, so we confirm the details in writing before you sign.

I already visited a model home by myself. Is it too late?

Not always. It depends on the builder’s registration policy and whether you signed a guest card. Call us and we will find out. Going forward, bring us or call us before your first visit.

Will the builder give me a better price if I come without an agent?

Often not. Builders commonly budget for agent fees and keep pricing consistent across buyers to protect values in the community. Coming without an agent typically means giving up representation, not getting a discount.

Do I really need an inspection on a brand new home?

We recommend it. City inspections check minimum code, not workmanship. An independent inspector before drywall, before closing, and before your one-year warranty ends can catch issues while the builder is still responsible for fixing them.

Do I have to use the builder’s lender?

Usually not, but some incentives only apply if you do. Get written estimates from the builder’s lender and an outside lender, compare the total cost, and choose what saves you the most.

What is a MUD or PID, and why does it matter?

They are special districts that help pay for roads, water, and other infrastructure in many newer Texas communities. They add a tax or assessment on top of regular property taxes, which can raise your monthly payment. Ask for the full tax rate before you buy.