Everything you need to know before buying a new construction home in Greater Houston — from pre-approval to closing, written by local experts who represent buyers, not builders.
A step-by-step guide from pre-approval to keys in hand.
Before touring any communities, get pre-approved with a lender. This tells you your real budget, strengthens your negotiating position, and lets you move quickly when you find the right home. Note: builder-preferred lenders often offer incentives, but you should compare their rate to outside lenders.
Pro tip: Get pre-approved with both a builder lender and an outside lender so you can compare total costs, not just the rate.
Greater Houston has 100+ master-planned communities across dozens of submarkets. The right choice depends on your commute, school district preference, price range, and lifestyle priorities. Each builder has different floor plans, quality levels, and incentive programs.
Pro tip: Visit 3–5 communities before committing. The differences in amenities, lot sizes, and builder quality are significant.
A buyer's agent who specializes in new construction represents your interests — not the builder's. We negotiate on your behalf, review the contract, flag potential issues, and help you maximize incentives. Our services are free to buyers; the builder pays our commission.
Pro tip: Register your agent on your first visit to the model home. If you visit without registering, you may lose the right to representation.
Builder contracts are written by the builder's attorneys to protect the builder. They are not standard TREC forms. Key items to review: earnest money requirements, construction timeline and delay clauses, change order policies, and what happens if the builder cancels.
Pro tip: Have a real estate attorney or experienced agent review the contract before signing. Key clauses are often buried in the fine print.
New construction homes still have defects. A pre-drywall inspection (before walls are closed) and a final walkthrough inspection by an independent inspector — not the builder's inspector — can catch issues before they become expensive problems.
Pro tip: Budget $400–$600 for an independent inspection. It's one of the best investments you can make on a new construction purchase.
New construction closings have unique timelines. The builder sets the closing date based on construction completion. You'll need to lock your rate at the right time, complete a final walkthrough, and create a punch list of items to be completed before or after closing.
Pro tip: Don't quit your job, open new credit accounts, or make large purchases between contract and closing — it can affect your loan approval.
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You don't legally need one, but it's strongly recommended. The builder's sales agent represents the builder, not you. A buyer's agent who specializes in new construction reviews contracts, negotiates incentives, and protects your interests — at no cost to you, since the builder pays the commission.
Typical new construction timelines in Houston range from 4–8 months for production builders (Perry, Lennar, Meritage) to 8–14 months for semi-custom builders. Quick move-in homes are already complete and can close in 30–60 days.
Yes, especially on move-in ready and closeout inventory. Builders are more flexible on price, closing costs, and included upgrades than most buyers realize. We negotiate on your behalf and know which builders have the most room to move.
Earnest money on new construction is typically 1–3% of the purchase price, paid at contract signing. Unlike resale transactions, builder earnest money is often non-refundable if you cancel for reasons other than financing contingencies. Review the contract carefully before signing.
Most Houston builders offer a 1-year workmanship warranty, 2-year systems warranty (plumbing, electrical, HVAC), and 10-year structural warranty. Coverage varies by builder — review the warranty documents before closing.