The 4me buying guide
Learn how to buy new construction in Central Texas, including builder contracts, buyer representation, incentives, inspections, timelines, and closing.
A new-construction home is sold by the builder, not a homeowner. That means warranties, never-lived-in everything, and incentives — but also builder contracts and timelines that work differently than a normal sale.
Swipe through homes, save the ones you like, ask questions. None of it obligates you to anything — this is the window-shopping stage, and it is supposed to be fun.
Friendly? Absolutely. On your side of the negotiation? No — they represent the builder. If you visit without your own agent and sign in alone, some builders will not let you add one later.
In most new-build purchases the builder pays your agent’s fee, so having your agent negotiate incentives, review the contract, and watch your build usually costs you nothing out of pocket. We will always put the details in writing first.
Before a private tour, Texas requires a short written agreement so it is clear who represents you. It is a few taps here in the app, and it means the person showing you homes legally works for YOU.
Closing-cost credits, rate buydowns, upgrade money — builders change these monthly and often negotiate beyond them. Never assume the advertised deal is the best deal.
The home is already built or almost finished. Builders sometimes call these "quick move-in," "inventory," or "spec" homes. For you: You can move on a normal timeline — weeks, not months. What you see is mostly what you get, so tour it like any finished home.
A decorated show home the builder uses to sell the neighborhood. It usually has every upgrade they offer. For you: Great for feeling the floor plan — but the price on the sign rarely includes everything you see. Ask what comes standard vs. upgraded.
Builders open a neighborhood in stages. A "new phase" means a fresh batch of lots and homes just went on sale. For you: Early in a phase you get more choice of lots and plans, and sometimes better pricing — but a longer wait while your home is built.
The builder chips in money toward the one-time fees you pay at closing (loan fees, title, escrow, prepaid taxes). For you: Less cash you need on closing day. A $12k credit is real money — but compare the whole deal, not just the credit.
The builder pays upfront to lower the interest rate on your mortgage, usually through their preferred lender. For you: A lower monthly payment — often worth more than a price cut. Ask if it is permanent or temporary (like a "2-1 buydown"), and compare with an outside lender.
D.R. Horton’s limited-time sale: published price cuts on selected inventory homes. The discount shown is the builder’s own listed reduction. For you: A real, published reduction rather than a made-up anchor — but the size of it changes by home and by week, so we confirm the current number on the home you actually want. This round runs through August 2, 2026, and it has to be under contract before the event ends to hold the price.
D.R. Horton locks a pool of below-market 30-year fixed money through its affiliate lender DHI Mortgage and offers it on FHA and VA loans for selected homes — FHA with a low down payment, VA with $0 down. For you: A below-market rate usually beats the same money off the price, because it cuts every payment for the life of the loan. Pools run out and the rate is tied to closing inside a window, so message us for the current rate and deadline on your home. You are never required to use their lender.
A lump sum the builder puts toward your purchase, and you usually choose where it goes — closing costs, a rate buydown, upgrades, or straight off the price. Flex cash often works with any lender. For you: The most flexible incentive there is: aim it wherever it lowers your cost the most. Amounts move week to week, so we confirm the current figure for your specific home before you write an offer.
The builder covers some or all of the one-time fees due at closing — loan fees, title, escrow, prepaid taxes and insurance. For you: Cash you do not bring on closing day. Ask whether it requires their preferred lender, because that condition is where the real value is decided.
Appliances many builders leave out are included — most often the refrigerator, sometimes a washer and dryer. For you: Easy to undervalue: a fridge alone is often $1,500-$3,000 you would otherwise buy in week one.
The builder has publicly lowered the asking price on this home, usually to close out a section or hit a quarter-end target. For you: A published cut is real money off the contract price — and closeout homes tend to be both the best-priced and the first gone.
Money to spend at the builder’s design studio on finishes — flooring, counters, cabinets, lighting. For you: Free upgrades if you are building from scratch. On a finished home it may not apply, so ask what it covers.
The builder’s lender is set up for VA loans (for service members and veterans) — often with extra incentives if you use them. For you: If you have VA eligibility, you may buy with $0 down. You are never required to use the builder’s lender — compare their offer with your own.
A scheduled time when the home or model is open to walk through — no appointment needed. For you: The easiest first step. Go look! Just know the person greeting you works for the builder, not for you. Register with your agent’s name so your representation is protected.
A limited-time offer from the builder — credits, rate help, upgrades, or price cuts — usually to sell specific homes faster. For you: Incentives change monthly and are often negotiable on top. This is exactly where an agent earns their keep — ask before you assume the sticker deal is final.
Educational content, not legal advice. Before entering any agreement, review it fully along with the Information About Brokerage Services; you may wish to consult an attorney. Brokerage services by Bison Creek Real Estate.