The North Texas New Construction Playbook

1. Before your first builder visit

The guest card you fill out at the model home matters more than it looks. Many builders only pay a buyer's agent, and some only let one represent you, if the agent was there or registered at your first visit.

• Get pre-approved (or at least pre-qualified) so you know your real number.
• Text your agent before you go. We'll register you, or meet you there.
• Know your must-haves vs. nice-to-haves. Model homes are staged with $100K+ in upgrades.
• Bring a list of questions: base price, lot premiums, HOA, total tax rate, build time, current incentives.

2. Seven costly first-visit mistakes

1. Signing the guest card without your agent's name on it.
2. Falling for the model's upgrades and budgeting off the base price.
3. Ignoring the total tax rate (MUD/PID) when comparing communities.
4. Committing to the builder's lender without comparing an outside quote.
5. Choosing a lot for the view without checking drainage, orientation, and future development.
6. Skipping independent inspections because "it's new."
7. Assuming the builder's contract is negotiable like a resale contract. Some terms are and some aren't, and knowing which saves time.

3. MUDs, PIDs & the real tax rate

Two homes at the same price can have monthly payments hundreds of dollars apart. Many new communities sit inside a Municipal Utility District (MUD) or Public Improvement District (PID), which adds to the tax rate to fund infrastructure.

• Always compare the total rate: county + city + ISD + MUD/PID.
• On a $450K home, a 0.5% difference is about $190/month.
• New construction is often taxed on land only in year one, so plan for the jump in year two.
• Texas homestead exemptions help. File as soon as you close.

4. Builder incentives to ask for

Builders would rather add incentives than cut base prices, because price cuts lower their comps. Common incentives include:

• Rate buydowns: temporary (2-1) or permanent. Often the most valuable option.
• Closing cost credits, which are especially helpful for first-time buyers.
• Design center credits for flooring, cabinets, and lighting.
• Included upgrades like blinds, gutters, fridge, or fencing.
• Lot premium discounts on spec or quick move-in homes.

5. Choosing your lot

• Orientation: North- or south-facing backyards are popular in Texas for afternoon shade.
• Drainage & slope: Look at where water will run. Ask about the grading plan.
• What's behind you: Green belts stay green. Empty fields may become roads, retail, or a school.
• Resale: Corner, cul-de-sac, and greenbelt lots often resell better, but carry premiums.

6. Design center strategy

Spend on what's hard to change later: structural options, plumbing, electrical, ceiling height, extra windows, and outlets. Save on what's easy to swap: light fixtures, paint, hardware, and sometimes countertops.

• Set your upgrade budget before your appointment.
• Get a printed quote and take it home before signing.
• Ask which upgrades must be financed now and which can be done after closing.

7. Inspection checklist

1. Pre-pour (foundation): forms, cables, plumbing placement.
2. Pre-drywall: framing, electrical, plumbing, HVAC, insulation. This is your last look inside the walls.
3. Final: everything, before your walk-through with the builder.
4. 11-month warranty: catch issues before the first-year warranty ends.

8. Closing & warranty

At the final walk-through you'll make a punch list. Blue tape on every scratch, gap, and drip is normal. Most builders fix punch items before or shortly after closing. Keep a running list through your first year, and I'll remind you to file it before your 11-month warranty window closes.

This guide is general information, not legal, tax, or lending advice. Tax figures are illustrative. Check current rates with the county appraisal district.