Questions to Ask a Builder Before You Buy New Construction in Texas

Building a New Home? Ask These Questions First.

Whether you’re a first-time buyer or moving up into your next dream home, buying new construction in Texas is exciting — but it comes with its own set of questions, timelines, and decision overload.

Not all builders (or build experiences) are created equal. Some run like clockwork. Others... not so much.

This guide will walk you through:

• The key questions to ask both big box and boutique builders

• The differences between national and small builders

• Why having your own Realtor (yes, even with a builder!) is non-negotiable

• Resources, red flags, and links to explore builder options in Texas

🏗️ Big Box Builders: What to Ask Before Signing

Big box or production builders often have inventory, model homes, and a well-oiled system for new construction. Think:

Perry Homes | Highland Homes | D.R. Horton | David Weekley | Chesmar Homes | Toll Brothers

Note: Toll Brothers operates like a national production builder but with more design flexibility and luxury finishes than many peers.

Questions to ask:

1. What’s included in the base price?
   Get a features sheet. That gorgeous model home may be packed with upgrades.

2. What are the most common upgrades buyers choose — and what do they cost?
   This helps avoid sticker shock after visiting the design center.

3. What’s the current build timeline, and what delays are typical?
   Ask if they've had recent delays due to permits, weather, or materials.

4. Do you offer incentives for using your preferred lender?
   Builders often offer thousands in closing costs, but you’ll want to compare lender fees and interest rates.

5. What kind of warranty do you offer?
   Look for third-party coverage like 2-10 Warranty or RWC, and ask how post-closing repairs are handled.

6. How is the property tax estimate calculated?
   In Texas, new builds are often taxed initially on just the lot, but this can jump significantly once the county appraises the full home.

7. Can I walk a completed home or spec inventory?
   It’s easier to visualize floor plans and finishes in person than on paper.

8. Is the lot premium negotiable?
   Especially at the end of a phase or fiscal quarter — it’s worth asking.

9. Who will I communicate with throughout the process?
   Clarify the roles of the sales rep, builder rep, and project manager.

🛠️ Boutique & Custom Builders: Questions That Go Deeper

Smaller or semi-custom builders may offer more flexibility, hands-on design, and unique homes — but they require a more involved buyer and often a bit more research.

Popular boutique or semi-custom Texas builders include:
Partners in Building | Jamestown Estate Homes | Sims Luxury Builders | Westin Homes

What to ask:

1. Can I walk a finished home or speak to past buyers?
   Testimonials and transparency go a long way.

2. Can you build on my own lot? What’s your lot acquisition process?
   Not all builders offer both options.

3. What level of customization do you allow?
   From floor plans to finishes, ask what’s truly flexible.

4. Do you work with in-house trades or subcontractors?
   Find out how long they’ve worked with their crews and what quality control looks like.

5. What’s the change order policy?
   Ask about costs and cutoffs for making changes after contracts are signed.

6. How often will I receive build updates — and in what format?
   Communication is especially key in smaller operations.

7. What type of construction warranty do you provide?
   Understand the process for requesting repairs or service post-closing.

8. Are you licensed, insured, and bonded?
   Texas doesn’t require statewide builder licensing — so this is a must-ask.

🚩 Red Flags to Watch For — With Any Builder

• Pushy sales tactics without time to review contracts

• Unclear or shifting pricing on upgrades

• Refusal to share referrals or warranty details

• Poor communication early on

• “Too good to be true” incentives

🧭 Why You Still Need a Realtor in New Construction

Many buyers assume that because the builder has an on-site rep, they don’t need their own Realtor. But here’s why that could cost you:

• The builder’s rep works for the builder. You need someone advocating for you.

• There’s no extra cost to bring your own agent. Builder commissions are already built into the price.

• A Realtor helps you:

  • Compare communities and builder reputations

  • Strategically choose upgrades with future resale in mind

  • Recommend third-party inspections (yes, even on a new home!)

  • Review contracts and protect your interest

  • Handle the process, timeline, and paperwork while you focus on the fun parts

👉 Bottom line: Bringing your own Realtor costs nothing — but could save you thousands and a whole lot of stress.

📅 Ready to Build Smarter? Let’s Talk.

I’ve helped dozens of buyers navigate new construction across Texas — from negotiating with national builders to reviewing plans with custom ones.

Book a quick call and I’ll send you my personal New Construction Buyer’s Guide — filled with checklists, timelines, and tips to help you buy smart and build with confidence.

🔗 Schedule a Consultation with Me