Buying New Construction in San Antonio

Your Guide to Purchasing a Brand-New Home

Buying new construction is exciting—brand-new everything, modern layouts, the latest energy efficiency, and the ability to personalize finishes to your taste. But purchasing from a builder is very different from buying a resale home, and many buyers don't realize they need expert representation to protect their interests.

 

Builders have their own sales agents who work for the builder—not you. Without your own representation, you're navigating complex builder contracts, upgrade decisions, and construction timelines alone.

 

With 18+ years of experience and roughly 1,000 transactions—including extensive new construction sales—Tami Price understands builder contracts, negotiation strategies, and how to protect buyers throughout the new build process.

Why You Need a Buyer's Agent for New Construction

The Builder's Agent Works for the Builder


Those friendly sales agents at the model home? They're employed by the builder. Their job is to sell homes at the highest price with the most profitable upgrades. They are not looking out for your best interests.

 

What a Buyer's Agent Does for You:
✅ Reviews builder contracts - These are NOT standard real estate contracts and heavily favor the builder
✅ Negotiates on your behalf - Price, upgrades, incentives, closing costs
✅ Guides upgrade decisions - What adds value vs. what's overpriced
✅ Monitors construction progress - Ensures builder meets obligations and timelines
✅ Coordinates independent inspections - Yes, new homes need inspections too
✅ Protects your interests - From contract to closing

 

Best Part: Builder Pays the Fee
Builders factor agent commission into their pricing. Whether you bring an agent or not, the price is the same—but without representation, you're leaving money and protection on the table.

 

Important: Most builders require you to register your agent on your FIRST visit to the community. Bring Tami with you or let her know before you visit.

 

New Construction Options

1
New Construction Home San Antonio

Move-In Ready Inventory Homes

Homes already built and available for immediate purchase. Close in 30-60 days.

 

Pros:

✅ See exactly what you're buying
✅ Quick closing timeline
✅ No construction delays
✅ Often includes builder incentives to move inventory

 

Cons:

❌ Limited or no personalization
❌ May not have your preferred lot or floor plan
❌ Finishes already selected

 

Best for: Buyers who need to move quickly or prefer certainty over customization.

2
New Construction Home San Antonio

Spec Homes Nearing Completion

Homes under construction, typically 30-90 days from completion.

 

Pros:

✅ May still be able to select some finishes
✅ Shorter wait than building from scratch
✅ Can see construction quality in progress

 

Cons:

❌ Limited customization depending on construction stage
❌ Timeline still subject to delays

 

Best for: Buyers wanting some personalization without a long wait.

3
New Construction Home San Antonio

Pre-Sale / Build from Scratch

Select your lot, floor plan, and all finishes. Home is built for you.

 

Pros:

✅ Full customization of finishes and options
✅ Choose your preferred lot and floor plan
✅ Everything brand new and exactly how you want it

 

Cons:

❌ Longer timeline (6-12+ months typically)
❌ Subject to construction delays
❌ Can't see finished product before committing
❌ Upgrade costs add up quickly

 

Best for: Buyers with flexible timelines who want a fully personalized home.

 

 

Understanding Builder Contracts

Builder Contracts Are Different


Standard resale contracts are relatively balanced between buyer and seller. Builder contracts are written by the builder's attorneys to protect the builder—not you.

 

Key Contract Areas to Review:

Price Escalation Clauses
Some contracts allow builders to increase the price if material costs rise. Understand what's locked in and what can change.

 

Completion Timeline
Builders often include generous timelines and minimal penalties for delays. Know what happens if construction runs late.

 

Deposit Terms
Understand when deposits become non-refundable and under what circumstances you can get your money back.

 

Included Features vs. Upgrades
Model homes are loaded with upgrades. Know exactly what's included at base price and what costs extra.

 

Change Order Policies
Once construction begins, changes become expensive. Understand the process and costs for modifications.

 

Warranty Terms
Builder warranties vary widely. Understand what's covered, for how long, and the claims process.

 

Walkthrough and Punch List
Know your rights to identify issues before closing and the builder's obligation to correct them.

 

We review every builder contract with our buyers to identify concerns and negotiate better terms where possible.

 

 

 

Negotiating with Builders

Yes, You Can Negotiate


Many buyers assume builder prices are firm. They're not. Builders negotiate—especially on:

Price Reductions
More common on inventory homes or when builders need to meet sales quotas.

 

Upgrade Incentives
Free or discounted upgrades are often easier to negotiate than price reductions.

 

Closing Cost Credits
Builders frequently offer to pay some or all buyer closing costs.

 

Lot Premiums
Premium lot fees are sometimes negotiable, especially for less desirable lots.

 

Design Center Credits
Dollar amount toward upgrades at the design center.

 

Rate Buydowns
Builder pays to buy down your interest rate, reducing monthly payments.

 

When Builders Negotiate Most:
▪️End of month/quarter/year (sales quotas)
▪️Inventory homes sitting unsold
▪️Early phases of new communities (need sales momentum)
▪️Slower market conditions
▪️Competing against other builders nearby

 

As your representative, Tami negotiates directly with builders to secure the best possible terms.

 

 

 

Navigating the Design Center

Where Budgets Go to Die


The design center is where you select finishes—flooring, countertops, cabinets, fixtures, paint colors, and more. It's also where costs can spiral out of control.

 

Design Center Tips:

 

Set a Budget Before You Go
Know your maximum upgrade spend and stick to it. It's easy to get caught up in the excitement.

 

Know What's Included
Understand base-level finishes before upgrading. Sometimes the standard options are perfectly acceptable.

 

Prioritize Structural Upgrades
Items that are difficult or expensive to add later (electrical outlets, plumbing rough-ins, structured wiring) are worth considering. Cosmetic upgrades can be done later.

 

Focus on High-Impact Areas
Kitchen, primary bathroom, and flooring make the biggest visual impact. Prioritize these over less-visible upgrades.

 

Compare Outside Pricing
Some builder upgrades are significantly overpriced compared to doing them yourself after closing. Compare costs before committing.

 

Consider Resale Value
Not all upgrades increase home value proportionally. Avoid over-customizing for personal taste if you may sell within a few years.

 

 

New Construction Inspections

Yes, New Homes Need Inspections


Just because it's new doesn't mean it's perfect. Construction defects, code violations, and quality issues happen regularly in new builds.

 

Recommended Inspections:


Pre-Drywall Inspection (Phase Inspection)
Before drywall goes up, inspect framing, electrical, plumbing, and HVAC installation. Issues are much easier to fix at this stage.

 

Final Inspection (Before Closing)
Comprehensive inspection of the completed home—structure, systems, finishes, and functionality.

 

Common New Construction Issues:
▪️Improper grading/drainage
▪️HVAC installation problems
▪️Plumbing leaks behind walls
▪️Electrical deficiencies
▪️Foundation issues (especially important in San Antonio soil)
▪️Missing insulation
▪️Cosmetic defects and incomplete finishes

 

We coordinate independent inspections to catch issues before you close—while the builder is still obligated to fix them.

 

Builder Warranties

Understanding Coverage


Most builders offer tiered warranties:

 

1-Year Warranty
Covers workmanship and materials—doors, windows, drywall, paint, fixtures, etc.

 

2-Year Warranty
Covers mechanical systems—plumbing, electrical, HVAC, and major systems.

 

10-Year Warranty
Covers major structural defects—foundation, load-bearing walls, roof structure.

 

Important Warranty Considerations:
▪️Document everything - Report issues in writing within warranty periods

▪️Understand exclusions - Read what's NOT covered
▪️Know the claims process - How to submit warranty requests
▪️Third-party warranties - Some builders use third-party warranty companies with different terms

Popular New Construction Communities

San Antonio Area:


Far West San Antonio - Multiple builders, range of price points, military-friendly

Alamo Ranch - Established master-plan with ongoing new phases

 

Redbird Ranch - Family-oriented community with new construction options

 

Kallison Ranch - Growing community, various builders

 

Cibolo/Schertz - Multiple communities with new construction, close to Randolph AFB

 

Boerne - Hill Country new builds, various communities

 

New Braunfels - Growing area with significant new construction

 

Kinder Ranch - Newer master-planned, Comal ISD schools

 

New Construction Timeline

For Build-from-Scratch:
Month 1: Select builder, lot, floor plan; sign contract; pay initial deposit

Month 2-3: Design center selections; finalize options; permits pulled

Month 3-5: Foundation and framing; pre-drywall inspection

Month 5-8: Drywall, mechanical systems, interior finishes

Month 8-10: Exterior completion, final finishes, landscaping

Month 10-12: Final inspection, walkthrough, punch list, closing

 

Total: 6-12+ months (varies by builder and home complexity)

 

For Inventory/Spec Homes:
Week 1-2: Select home, sign contract, pay deposit

Week 2-4: Loan processing, inspections

Week 4-6: Final walkthrough, punch list, closing

 

Total: 30-60 days (similar to resale timeline)

 

Frequently Asked Questions

Q. Do I need a real estate agent when buying new construction?
A. Yes. Builder sales agents work for the builder, not you. Your own agent reviews contracts (which heavily favor builders), negotiates pricing and upgrades, coordinates inspections, and protects your interests throughout the process—and the builder pays the agent fee.

 

Q. Does using a buyer's agent cost me anything with new construction?
A. The builder pays the agent fee. Builders factor agent commissions into their pricing whether you have representation or not. Without an agent, the builder simply keeps that money. With an agent, you get expert representation and the builder covers the cost.

 

Q. Can you negotiate with builders on new construction?
A. Yes. Builders negotiate on price (especially inventory homes), upgrades, closing costs, lot premiums, and interest rate buydowns. Negotiation leverage increases at end of month/quarter, with inventory homes, and in slower markets.

 

Q. Do new construction homes need inspections?
A. Absolutely. New doesn't mean perfect. Construction defects happen regularly. We recommend pre-drywall inspections (before walls close up) and final inspections before closing to catch issues while the builder is still obligated to fix them.

 

Q. What's the difference between inventory homes and building from scratch?
A. Inventory homes are already built and available for quick closing (30-60 days). Building from scratch means selecting your lot, floor plan, and all finishes, with a longer timeline (6-12+ months) but full customization. 

 

Q. When should I register my agent with the builder?
A. On your FIRST visit to any builder community. Most builders require agent registration at initial visit. Contact Tami before touring model homes to ensure you're properly represented from day one.

 

REVIEWS

Mike

Tami Price does it all! I’ve never bought a home before and there’s no way I could’ve done it without her! I bought a home in Schertz, TX! From day one to closing she was very reliable and made me feel comfortable asking all of my questions (I ask a lot of questions). Tami had no problem explaining everything to me in detail and step by step all along the way! Tami understands that not everyone, especially a first-time homebuyer, can speak or understand the language involved in purchasing an home. Tami essentially educated me every step of the way! Even after closing she has continued to be a friend and an educator for me in this new chapter of homeownership! If you’re looking for the best, you’re looking for Tami Price!

zuser20190821082458194

Tami Price does it all! I’ve never bought a home before and there’s no way I could’ve done it without her! I bought a home in Schertz, TX! From day one to closing she was very reliable and made me feel comfortable asking all of my questions (I ask a lot of questions). Tami had no problem explaining everything to me in detail and step by step all along the way! Tami understands that not everyone, especially a first-time homebuyer, can speak or understand the language involved in purchasing an home. Tami essentially educated me every step of the way! Even after closing she has continued to be a friend and an educator for me in this new chapter of homeownership! If you’re looking for the best, you’re looking for Tami Price!

Jose Rodriguez

I have now been acquainted with Tami for almost a decade. I first met her as a client of mine in a former career. Throughout the entire time of knowing her I always found her to be extremely professional and courteous, and always focused on serving her clients in her real estate business. Since then I have moved on to a new endeavor where we have maintained a good friendship and now referral business. Based on my personal experience with her clients through Real Estate, I can personally say that choosing to use Tami Price as your real estate agent would be one of the best decisions that you could make. I and many others highly recommend Tami Price. Do yourself a favor and call Tami whether or not you think you’re ready for ownership. She is dedicated to guiding you through the process, not just selling you a house.
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