The No-BS Guide to Buying New Construction in New Braunfels

So you're thinking about buying new construction. Maybe you're tired of looking at homes with "vintage" wallpaper (read: hideous) and wondering what's behind those freshly painted walls. Or maybe you just want to be the first person to christen that master bathroom.

Whatever brought you here, let's talk about what buying new construction is actually like—the good, the bad, and the "why didn't anyone tell me that?"

Should I Use the Builder's Preferred Lender?

Short answer: You don't have to, but hear them out first.

Here's the deal: Builders often push their preferred lender like it's the only option. Sometimes they'll even dangle incentives in front of you—$5,000 toward closing costs, upgraded countertops, or that fancy shower tile you've been eyeing.

The Good: These incentives can be legit valuable. We're talking real money. Plus, builder-affiliated lenders often have a smoother process because they're used to working with that specific builder's timeline and paperwork quirks.

The Bad: You might be leaving money on the table. That preferred lender might be offering you a 6.5% interest rate while your local credit union is sitting at 6%. Over 30 years, that half-point difference costs you tens of thousands of dollars—way more than that $5K incentive.

What You Should Do: Get pre-approved with the builder's lender AND at least two other lenders. Compare the total costs, not just the interest rate. Factor in the incentives. Do the actual math. Sometimes the builder's deal wins. Sometimes it doesn't. But you won't know unless you shop around.

And here's a pro tip: Even if you go with your own lender, you can often negotiate similar incentives directly with the builder. Everything is negotiable (more on that next).

Can I Negotiate with a Builder?

Oh, you sweet summer child. Of course you can negotiate.

Builders will tell you their prices are "firm" with a straight face while knowing full well they've got wiggle room. New construction salespeople are trained to make you feel like you're getting a "special opportunity" at their listed price.

What You Can Negotiate:

• Price (yes, really—especially if inventory is sitting or it's a slower market)
• Upgrades (this is often easier than price reduction)
• Closing costs
• HOA fees for the first year
• Rate buy-downs
• Landscaping packages
• Extended warranties
• Closing timeline flexibility

The Reality Check: Your negotiating power depends on the market. In a hot market where they're selling homes before breaking ground? You've got less leverage. In a slower market where they've got spec homes sitting? You're in the driver's seat.

Here's What Works: Don't ask for a discount. Ask them to "include" things. "Can we include the upgraded tile package?" sounds better to a builder than "Can you knock $10K off?" Even though it's the same thing.

Also, timing matters. End of quarter? End of year? Builders have sales goals. Use that to your advantage.

What Upgrades Should I Avoid?

This is where builders make their real money—not on the house, on the upgrades. That design center appointment is basically a jewelry store where everything is shiny and you're buzzed on the excitement of your new home.

Upgrades to AVOID (Do These Yourself Later):

Window treatments and blinds - Builders charge $3,000+ for basic blinds you can get at Home Depot for $500. Seriously. It's highway robbery.

Landscaping - Unless it's included free, you'll pay 2-3x what a local landscaper would charge. Plus, you can do it on your timeline after moving in.

Audio/speaker systems - Technology changes too fast. Don't pay today's premium for something that'll be outdated in 3 years.

Light fixtures and fans - Easy to swap out yourself. That $800 chandelier the builder wants to charge you for? It's $200 on Wayfair.

Mirrors and bathroom accessories - Wildly overpriced. Hit up HomeGoods after you move in.

Upgrades You SHOULD Consider:

Structural stuff you can't easily change later - Extra outlets, USB ports in walls, pre-wiring for security systems, additional windows, vaulted ceilings, extended covered patios.

Flooring upgrades - Ripping out and replacing flooring after you move in is a nightmare. If you hate carpet, upgrade to tile or hardwood now. 

Kitchen cabinets and layout changes - Changing cabinetry later is expensive and disruptive. Get it right from the start.

Energy efficiency upgrades - Better insulation, upgraded HVAC, energy-efficient windows. These pay for themselves over time and are a pain to retrofit.

Plumbing and electrical - Extra gas lines if you want a gas range, additional bathroom or wet bar rough-ins, 220v outlets for EV charging.

The rule of thumb: If it requires tearing into walls or foundation later, consider it now. If it's cosmetic and surface-level, save your money.

Do I Need a Realtor for New Construction?

The builder's sales agent will smile and tell you that you don't need representation. They'll be super friendly and helpful. They'll say they'll "take care of you."

Here's what they won't tell you: They work for the builder. Not you. Their job is to get the highest price and the most favorable terms for their employer.

Why You Need Your Own Realtor:

They're free to you - The builder pays the commission whether you have an agent or not. If you show up alone, the builder just pockets that commission. You don't save a dime.

They know the builder's games - Experienced realtors know which builders have quality issues, which ones nickel-and-dime you at the design center, and which contracts have problematic clauses.

They negotiate for YOU - While the builder's agent is trying to maximize builder profit, your agent is fighting for your interests.

They catch problems early - Good agents will attend your construction walkthroughs and spot issues before they become your expensive problems.

They know what's normal - First-time new construction buyers don't know if a 9-month build timeline is reasonable or if the builder is stringing them along. Your agent does.

The Critical Timing Issue: You MUST have your realtor with you on your FIRST visit to the builder. If you tour model homes alone and then bring an agent later, many builders won't honor the agent's commission. It's a sneaky way they protect their margins.

How Long Does It Take to Build a House in Texas?

The official answer: 4-7 months on average.

The real answer: However long it takes, plus 30-90 more days.

What Affects Timeline:

• Weather (Texas heat can slow concrete work, random thunderstorms cause delays)
• Supply chain issues (still a thing, especially for windows, appliances, and certain materials)
• Inspection schedules (city inspectors are backed up everywhere)
• Labor availability (good subcontractors are always busy)
• Customization level (spec homes are faster than custom builds)

New Braunfels Specific Reality: With the growth happening in New Braunfels right now, many builders are running 6-9 months for new builds. Some are even longer if you're doing a custom home with lots of upgrades.

Pro Tip: Whatever timeline the builder gives you, add 2 months mentally. Don't give notice on your apartment or sell your current home based on the builder's "estimated completion date." Have a backup plan. Builders miss deadlines constantly, and most contracts have clauses protecting them from liability for delays.

What Are the Pros and Cons of Buying New vs. Existing Homes?

Let's get real about this because there's a lot of romanticizing on both sides.

New Construction PROS:

Everything is new - New roof, new HVAC, new appliances, new everything. Your 10-year maintenance costs are basically zero.

Modern layouts - Open floor plans, bigger closets, more outlets, better energy efficiency. New homes are designed for how people actually live today.

Warranties - Most builders offer a 1-year workmanship warranty and a 10-year structural warranty. If something breaks, it's not your problem (in theory).

Customization - You get to pick colors, finishes, and sometimes even layouts. It's YOUR home from day one.

Energy efficiency - New building codes mean better insulation, more efficient HVAC, LED lighting, and lower utility bills.

No bidding wars - You're not competing with 8 other offers. You negotiate directly with the builder.

Nothing is gross - No mystery stains, no weird smells, no questioning what happened in that basement.

New Construction CONS:

It costs more per square foot - Generally 10-20% more than comparable existing homes. You're paying for "new."

The wait - 6-9 months of waiting while watching every dollar of your savings, wondering if rates will change, stressing about timeline delays.

Soulless subdivisions - Many new construction neighborhoods look like someone copy-pasted the same 4 house designs 200 times. Zero mature trees. No character. Just beige stucco as far as the eye can see.

Unfinished neighborhoods - You're living on a construction site for years. Dirt, noise, trucks, workers starting at 7 AM. Your "quiet neighborhood" is a mudpit with backup beepers.

Builder-grade everything - "New" doesn't mean "quality." Builder-grade materials are the cheapest acceptable option. That carpet will be matted in 2 years. Those cabinet hinges will loosen constantly.

Hidden costs add up FAST - Blinds, landscaping, fence, sprinkler system, garage door opener (sometimes not included!), mailbox, driveway extensions—suddenly you need another $15K-30K after closing.

Quality control is hit or miss - You're trusting the builder's subcontractors to do it right. Sometimes they do. Sometimes you find out the AC doesn't cool the upstairs properly because they skimped on ductwork.

No established community - Everyone moves in at once. No neighborhood identity yet. Takes years to develop.

Existing Home PROS:

Established neighborhoods - Mature trees, settled foundations, actual grass, existing community.

More character and uniqueness - Homes have personality, architectural details, quirks that make them interesting.

You can see what you're getting - No guessing about quality. Everything is right there to inspect.

Move in faster - 30-45 days typically vs. 6-9 months.

Better negotiating leverage - Sellers are motivated. You can ask for repairs, closing costs, or price reductions based on inspection findings.

Often in more desirable locations - Closer to downtown, better lots, established shopping and schools nearby.

Potentially better value - More house for your money in many cases.

Existing Home CONS:

Maintenance and repairs - That 15-year-old HVAC? It's gonna die soon. That roof? Maybe 5 years left. Budget accordingly.

Outdated layouts - Smaller closets, fewer outlets, choppy floor plans, popcorn ceilings, weird bathroom tile choices from 2003.

Energy inefficiency - Higher utility bills, older insulation, single-pane windows.

Someone else's taste - Unless you're willing to renovate, you're living with someone else's design choices.

Mystery problems - What's behind those walls? Why does it smell weird when it rains? Foundation issues? Past water damage? Even good inspections miss things.

Competitive markets - You might be writing your 5th offer and losing to cash buyers or waived contingencies.

Do Builders in New Braunfels Offer Incentives?

Oh hell yes. And right now? They're offering MORE than usual because inventory is sitting longer than it was a year ago.

Common Incentives You'll See:

• $5K-$15K toward closing costs
• Rate buy-downs (builder pays points to lower your interest rate)
• Free upgrades (upgraded flooring, countertops, appliances)
• Free fence and landscaping packages
• Washer/dryer included
• First year HOA fees paid
• Extended warranties

New Braunfels Specific Intel: The major builders here (D.R. Horton, Lennar, Pulte, KB Home, etc.) are all competing for buyers right now. They're running promotions constantly—especially on spec homes that are already built or near completion.

The Dirty Secret: These incentives are baked into the price. The builder isn't "giving" you anything. They inflated the base price knowing they'd offer incentives. But here's the thing—that's fine. You can still negotiate BEYOND the advertised incentives if you're smart about it.

When Incentives Are Best: End of month, end of quarter, end of year. Also, on spec homes that have been sitting. If a home has been completed for 60+ days and hasn't sold, that builder is motivated. They're paying interest on that property every month it sits.

What Is a Spec Home?

"Spec home" is short for "speculative home"—meaning the builder built it speculatively, hoping someone would buy it, rather than building it for a specific buyer.

The Breakdown: The builder picked the lot, chose the floor plan, selected all the finishes and upgrades, and built the entire thing without a buyer lined up. Now it's done (or nearly done) and they need to sell it.

Why This Matters to You:

PROS:

• Move in immediately or within weeks (no 6-9 month wait)
• You can actually see and walk through the finished product
• Builders are usually more motivated to negotiate on spec homes
• Better incentives typically available
• What you see is what you get—no surprises

CONS:

• Zero customization—you get what they built
• They chose all the finishes (might not match your taste)
• Sometimes they're spec homes because they have weird layouts or less desirable lots that custom buyers didn't want
• Occasionally they cut corners to keep costs down since no buyer was watching

New Braunfels Reality: Right now there are quite a few spec homes sitting in new developments around New Braunfels. Builders got aggressive when the market was hot, built a bunch speculatively, and now they're sitting longer than expected. Translation: OPPORTUNITY for you to negotiate.

Can I Tour Model Homes Without an Agent?

You absolutely CAN. But SHOULD you? That's the better question.

What Happens When You Tour Alone:

The builder's sales agent will be charming, knowledgeable, and helpful. They'll register you in their system. They'll get your contact info. And then—this is the key part—many builders will refuse to work with your agent if you bring one later.

The Registration Trap: Most builders have a policy that the first agent you walk in with is the one who gets the commission. If you walk in alone, the builder keeps that commission. Bringing an agent later doesn't change that.

Why This Sucks for You: Remember, the builder pays the agent commission whether you have representation or not. If you don't bring an agent, the builder just makes more profit. You don't save money. You just lose representation.

The Smart Move:

If you're just casually looking and not serious yet, sure, tour models alone to get a feel for builders and floor plans. But the SECOND you're seriously interested in a specific community or builder, bring your agent to every appointment.

The Compromise: Some savvy buyers will do initial reconnaissance alone, then once they narrow down to 2-3 builders they're serious about, they bring their agent and start fresh. Just be careful about giving too much contact info or expressing serious interest during those solo tours.

What Should I Ask at a Design Center Appointment?

The design center is where dreams meet budgets and often budgets lose. You'll walk in thinking you'll spend $5K on upgrades. You'll walk out having committed to $40K. It's a carefully orchestrated experience designed to make you fall in love with expensive things.

Before You Go:

Set a hard budget. Write it down. Tell your spouse. Tattoo it on your hand if necessary. The design center is where financial discipline goes to die.

Questions to Ask (That They Hope You Won't):

About Pricing:

• "What's the actual cost difference between the standard and upgraded options?"
• "Are any of these upgrade costs negotiable?"
• "What upgrades give the best ROI if I sell in 5-7 years?"
• "Which upgrades can I easily do myself after closing for less money?"
• "Can you show me the standard options installed in other homes? (They often only show you the fancy upgrades)

About Timeline:

• "Will selecting these upgrades delay my closing date?"
• "What happens if my upgrade selections aren't available when it's time to install?"
• "Is there a deadline to make changes to my selections?"

About Quality:

• "What's the warranty on these upgraded materials?"
• "Who manufactures these products?" (Then Google them later)
• "Have you had any issues with [specific upgrade] in other homes?"
• "Can I see this material/color in an actual completed home rather than just a sample?"

About Inclusions:

• "What's included in the base price vs. what requires an upgrade?"
• "Are appliances included or extra?"
• "Does the 'upgraded flooring package' include the entire house or just specific rooms?"
• "What's not shown in this design center that I'll need to budget for?" (This is BIG—landscaping, blinds, fencing, etc.)

The Sneaky Stuff:

• "If I decline upgrades now, can I come back later and add them before closing?" (Sometimes yes, but they won't volunteer this)
• "Are there any promotions or incentive packages that include free upgrades?"
• "Can we apply my incentive credit toward upgrades instead of closing costs?"

Red Flags to Watch For:

• Pressure to "decide today" because "prices are going up next week" (they always say this)
• Vague pricing—if they can't give you exact numbers, walk out
• The designer who becomes your "best friend" and keeps saying "you deserve this" (you do deserve it, but you also deserve to not be broke)
• Upgrade packages that seem like amazing deals until you realize they only include 3 things and you need 10
• "Suggested" upgrades that are really just upsells

Pro Tips:

Take photos of EVERYTHING. You'll forget what "Cascade Summit" granite looks like vs. "Thunder Ridge" granite.

Bring samples home if possible. Colors look different in your actual home's lighting.

Don't decide on the spot. Take 24-48 hours to think about big decisions.

Check if local retailers sell the same or similar products. Sometimes the "exclusive" tile is just regular tile marked up 200%.

Ask to see homes with the standard finishes. Builders bank on you never seeing the basic options because once you see the upgraded kitchen, the standard one looks sad in comparison.

The Bottom Line on New Construction

Here's what nobody tells you: New construction isn't inherently better or worse than existing homes. It's just different trade-offs.

You Should Consider New Construction If:

• You have time to wait 6-9+ months
• You value warranties and new everything over character and location
• You want energy efficiency and modern layouts
• You're okay with living in a developing neighborhood
• You have budget flexibility for the inevitable surprise costs
• You want to avoid bidding wars and competitive offer situations

You Should Skip New Construction If:

• You need to move soon
• You want an established neighborhood with mature landscaping
• You prefer unique homes with character
• You don't want to deal with construction noise and ongoing development
• You want to be closer to downtown/established areas
• You're on a tight budget (new construction always costs more than you expect)

The Real Talk:

Buying new construction in New Braunfels right now can be a great move—especially if you find a motivated builder with spec homes or you're willing to negotiate hard. The growth here means new neighborhoods are popping up everywhere, and competition among builders is creating opportunities for buyers.

But go in with eyes open. Bring your own realtor. Set a budget and stick to it. Don't fall in love with upgrades at the design center. Get everything in writing. Attend every construction walkthrough. And remember that "estimated completion date" is more of a suggestion than a promise.

And for the love of all that is holy, do NOT buy the builder's overpriced blinds package.

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Want help navigating new construction builders in New Braunfels? That's literally what I do. I know which builders are solid, which ones cut corners, and how to negotiate the hell out of design center upgrades. Let's talk.