Moving to Denton, Texas?
Here's How to Buy New Construction the Right Way.

No, in the vast majority of cases. Builders in the DFW area pay the buyer's agent fee as a standard part of doing business — you get professional representation at no additional cost to you. Following industry changes in 2024, some builders have adjusted how they structure co-op compensation. We will tell you upfront, before you visit any community, exactly how each builder handles buyer representation and whether there is any cost to you. The answer is almost always that there is no cost to you.

The more important point: the builder's on-site rep is employed by the builder. They represent the builder's interests. Having your own agent changes the dynamic of the entire transaction, and it typically costs you nothing.

Yes, with conditions. Most builders' preferred lenders offer extended rate-lock programs — sometimes 6 to 12 months — specifically designed for new construction timelines. These programs often include a one-time float-down option if rates drop during the build period.

DFW builder lenders are currently among the most aggressive in the country on incentives: closing cost credits, temporary and permanent rate buydowns, and below-market programs tied to the builder relationship. These are worth evaluating carefully. However, you are not required to use the builder's preferred lender, and you should compare their rate and total cost against at least one outside lender before committing. We help you evaluate both options fairly.

Builder contracts in Texas typically give the builder a wide window to complete construction and limit the buyer's remedies for delays. This is one of the most important reasons to have your own agent review the purchase contract before you sign. Look for: how the delay clause is worded, whether there is a maximum delay period, what your remedies are if the builder misses that date, and whether your earnest money is at risk if you need to exit due to an extended delay.

In practice, most DFW builders stay close to their estimated completion windows, but weather, labor availability, and municipal inspection backlogs in fast-growing cities can extend timelines. Planning your lease, mover booking, and current home sale with some built-in flexibility is advisable. A per-diem credit clause for extended delays is worth negotiating if the builder will accept it.

Both approaches are common and both can work depending on your situation. If you're signing a new-build contract, the 6-to-9-month construction window gives you a natural bridge period — you can rent locally while your home is being built, get to know the area, and avoid a rushed decision on the community or school district. The tradeoff is a double move and the added expense of a short-term lease.

If you're confident in your community and floor plan choice, buying directly from out of state is common and workable with the right agents keeping you updated. Many of our clients close on a new home without ever having lived in Texas — they do their research thoroughly, visit the site once or twice during the build, and rely on us for the day-to-day oversight.

Renting first is generally advisable if you're uncertain about which part of the metroplex you want to be in — DFW's suburbs differ from each other far more than most newcomers expect — or if your timeline is flexible enough to allow it.

Absolutely. New homes have defects — sometimes significant ones. City inspectors do their jobs, but they are checking for code compliance, not client advocacy. Builder walkthroughs are orientation tours, not inspections.

The two inspections that matter most in a new-construction purchase:

• Pre-drywall inspection: Conducted while the walls are still open, this lets an independent inspector verify that framing, plumbing rough-in, electrical wiring, and HVAC ductwork are correct. Defects found here are relatively inexpensive to correct. Defects found after closing, once walls are closed and finished, are not. Ask us for our free pre-drywall inspection checklist.
• Final inspection: Conducted shortly before closing, after the builder's completion walkthrough. Catches finish work defects, incomplete items, and anything the builder's walkthrough missed. Documenting issues before you take title gives you more leverage in getting them resolved.

The cost of two inspections is a fraction of the cost of even a minor post-closing repair. This is not optional.

Texas has no state income tax, so property taxes carry more of the load. Combined rates in DFW typically run about 1.8% to 2.5% of assessed value depending on the city, county, and school district.

Here's the part relocating buyers most often miss: many new master-planned communities sit inside a MUD (Municipal Utility District) or PID (Public Improvement District) — special districts that finance the community's roads, water, and infrastructure and add to your total tax rate or annual assessment, sometimes significantly. Two similar homes a mile apart can carry meaningfully different total rates.

• Always review the full tax breakdown — city, county, ISD, MUD/PID — for a specific lot before signing
• MUD rates typically decline over time as the district's bonds are paid down
• File your Texas homestead exemption after closing — it reduces taxable value and caps annual assessment increases on your primary residence

We provide the complete tax picture for every community and lot our clients consider — it's a standard part of our comparison process.

Generally worth paying for at the design center:

• Structural options — extended garage, added bedroom or bathroom, media or bonus room, covered patio extension. These cannot be added later without major expense.
• Pre-plumb for a water softener loop — North Texas water is hard, and this costs a few hundred dollars at build time versus far more to retrofit.
• Gas stub-out for an outdoor kitchen or fire pit in the backyard.
• Electrical upgrades: dedicated circuits, extra outlets, EV charger rough-in in the garage.
• Upgraded insulation and radiant barrier options — they pay for themselves in Texas summer cooling bills.

Often worth skipping or doing after closing for less:

• Builder-tier flooring upgrades — aftermarket flooring installation is often more competitively priced.
• Cabinet hardware — easily replaced.
• Countertop tier upgrades above mid-grade — check what comparable homes in the community have before paying a premium here.

The rule of thumb: pay for things that are structural or in-wall at build time, and defer things that sit on surfaces and can be swapped out after closing. We review your specific design center price sheet and advise on what's worth it relative to the community's resale ceiling.

Lot selection is one of the decisions buyers most consistently underestimate. A few things to evaluate:

• Orientation: In Texas, an east-facing backyard means the house shades your patio and pool from the punishing afternoon sun — the single most discussed lot characteristic among DFW buyers. West-facing backyards bake from 2 p.m. until sunset in summer.
• Drainage and soil: North Texas sits on expansive clay. Understand the lot's grading plan, where water flows, and whether the lot backs to a retention pond or drainage easement.
• Adjacent land use: What's behind you, to the sides, and across the street? Utility transformers, commercial pad sites, or planned collector roads can all affect livability and resale value.
• Size and shape: Pie lots give more usable yard space than rectangular lots of the same square footage. Cul-de-sac lots typically have less traffic but may have irregular shapes.
• Premium lots: Greenbelt lots, cul-de-sac lots, and lots backing to open space carry premiums — and tend to hold their value well at resale.
• Future phases: If the community is still building, understand what will eventually be built adjacent to your lot. Phase maps show what's planned; don't assume adjacent empty land will stay empty.

We walk the site with you — in person or via virtual walkthrough — before you select. Don't rely solely on the builder's site map.

Denton offers some of the most attainable new construction in the northern metro: entry product in the US-380 corridor and the western small towns starts in the high-$200s to low-$300s, while Hunter Ranch and the city's established communities generally run from the low-$300s into the $500s.

Robson Ranch's 55+ product typically runs from the $400s into the $700s depending on plan and lot. As everywhere in DFW, design center upgrades and lot premiums add meaningfully to base prices — compare total contract price, and factor each community's tax rate (some carry MUD or PID assessments) into your payment.

These are approximate ranges based on current market conditions and are subject to change. For current pricing and availability in specific communities, contact us directly.