Source content updated: October 8, 2026. General education, not individual legal, tax, lending, or insurance advice. Check the dates and status notes before making a decision.
01
Before your first builder visit
Sales-center staff and builder representatives work for the builder. If you want your own agent to help compare communities, communicate, and track the transaction, discuss that arrangement before visiting or registering online. Builders have different policies for recognizing a buyer’s representative; do not assume you can add one later.
From January 1, 2026, TREC requires a written agreement before a license holder shows a property to a prospective residential buyer, or before presenting an offer when no property is shown. IABS is a disclosure, not that agreement. Review the relationship, services, term, compensation, and termination provisions, and separately retain builder registration records.
02
Compare total cost, not just the advertised base price
The base price may exclude a lot premium, structural options, design-center upgrades, landscaping, appliances, or other expenses. A model home may display upgrades that are not standard. Get a written list of included features and compare the same scope across builders.
An incentive may depend on a preferred lender or title company, a particular home, an application date, or a closing deadline. Compare rate, APR, points, fees, loan type, closing credits, and ownership costs over the same period. A low advertised payment or large incentive is not automatically the lowest total cost.
03
Review the contract, deposits, and timing
A builder may use a TREC form or its own contract and addenda. Completed homes, homes under construction, and homes not yet started have different practical risks. Understand earnest money and upgrade deposits, refund provisions, financing and appraisal conditions, inspection access, and change orders before signing.
A scheduled completion date may be an estimate rather than a promise. Weather, permits, labor, materials, and utilities can affect delivery. Review delay, price-change, substitution, warranty, and dispute provisions with a qualified attorney when legal interpretation is needed. Keep all important representations in writing.
04
Track construction and the closing handoff
Save your selections, plans, change orders, photos, and correspondence. Where the contract and site rules allow, consider independent inspections at suitable construction stages and again before closing. Builder walk-throughs and a blue-tape list do not have the same purpose as an independent professional inspection.
Before funding, confirm lender and insurance conditions, final walk-through, unresolved items, warranty reporting procedures, manuals, and keys. Ask how remaining work will be documented and followed up. New construction does not remove the need to review taxes, HOA obligations, drainage, insurance, and a realistic maintenance budget.
Your checklist
- Written agreement and first-visit registration
- Base price, lot premium, and included specifications
- Written lender incentives and restrictions
- Deposits, financing, appraisal, and delay terms
- Independent inspection access and pending repairs
- Warranty documents and closing handoff
Frequently asked questions
Is buying directly from a builder always cheaper?
No. Compare the complete written contract, incentives, financing, and costs rather than assuming a particular approach saves money.
Does a new home need inspection?
New homes can have construction or equipment issues. Consider appropriate independent inspections subject to the contract and site rules.
Is a promised closing date guaranteed?
Check how the contract defines estimated completion, notice, delay, and the parties’ rights.
Official sources
- TREC: 2026 buyer representation changes (January 7, 2026)
- TREC: current contracts and forms
- Texas Comptroller: property tax basics
Follow the linked official source for current rules and property-specific confirmation.
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