New homes are exciting: fresh finishes, modern layouts, and no one else's wear and tear. But the friendly person in the model home works for the builder, not for you. I help buyers across Greater Houston compare builders, negotiate incentives, and protect themselves from contract to closing.
Ask about a community
Why Bring Your Own Agent to a Builder
- The sales rep represents the builder. Their job is to sell the builder's homes on the builder's terms. My job is to look out for you.
- Register me on your first visit. Many builders require your agent to come with you, or be registered, on your very first visit to a community. If you walk in alone first, the builder may not work with an agent you bring later. Call me before you tour, and I'll set it up.
- Builder contracts are different. Builders often use their own contract instead of the standard TREC forms. These contracts tend to favor the builder on things like deadlines, deposits and changes. I'll go through the terms with you before you sign.
- Comparing communities. I'll help you compare the price per square foot, lot sizes, HOA dues, MUD or PID taxes, and how close each community is to your work and schools.
Builder Incentives and How to Negotiate Them
Builders often offer incentives, especially on homes that are already built or close to finished ("inventory" or "move-in ready" homes). Common types:
- Help with closing costs
- Mortgage rate buydowns (temporary or permanent)
- Price reductions
- Upgrades or design center credits
- Appliances, window coverings or landscaping packages
Incentives change often and vary by builder and community, so always ask what's available right now.
How to make them work for you:
- Ask what's available now and what it's tied to. Many incentives only apply if you use the builder's affiliated lender or title company, or close by a certain date.
- Compare the total value, not the headline. A rate buydown can save more over time than a small price cut, or less. We'll compare them side by side with real lender numbers.
- Inventory homes usually leave more room to negotiate than a home you build from scratch.
- Get it in writing. Every incentive should be spelled out in the contract or an addendum.
Yes, Get an Inspection on a New Home
New doesn't mean perfect. Homes are built by many crews working on a schedule, and mistakes happen. I recommend:
- Pre-drywall inspection: before the walls are closed up, so an inspector can see framing, plumbing, electrical and insulation.
- Final inspection: before closing, to catch problems while the builder still has to fix them.
- 11-month warranty inspection: before your first-year builder warranty ends, so you can submit any repairs in time.
Ask the builder up front about their inspection policy and when your inspector can get on site. Use a licensed, independent inspector who works for you, not the builder.
The Builder's Preferred Lender Question
Builders often push their preferred (or affiliated) lender, sometimes by tying incentives to it. That can be a good deal, but it's not automatic.
- Get a Loan Estimate from the builder's lender and from at least one outside lender. Compare the rate, fees and closing costs, not just the monthly payment.
- Do the math with the incentive included. Sometimes the builder's lender plus the incentive comes out ahead. Sometimes an outside lender wins.
- You have the right to choose your lender. If you skip the builder's lender, you may lose an incentive that's tied to it. That's a trade-off to weigh, not a rule you have to follow.
Browse New Homes for Sale
Want to see what builders have available right now? These searches show homes built in 2025 or later, pulled live from the MLS, including move-in-ready and under-construction homes.
See all new homes for sale in Greater Houston →
See new homes under $350K →
Found one you like? Call or text me at 832-545-0236 before you visit the model home, so I can register with the builder and represent you from your very first visit.
Popular New-Home Areas Around Houston
These master-planned communities are actively building new homes. Click any community to see the new homes for sale in and around it.
Northwest: Cypress & Hockley
- Bridgeland (Cypress, Harris County): Howard Hughes community in Northwest Houston with connected neighborhoods, highly rated schools, and lakes, parks and trails.
- The Grand Prairie (Hockley, Harris County): 1,730-acre community in Hockley with homes from six builders and two new amenity centers, The Sundancer and The Starlight.
See all new homes in Northwest Houston →
West: Katy & Fulshear
- Sunterra (Katy, Waller County): Katy community zoned to Katy ISD, with a Crystal Lagoons® amenity village (The Sol Club) plus the Retreat amenity village with a lazy river.
- Tamarron (Katy/Fulshear, Fort Bend County): D.R. Horton community zoned to Lamar CISD, with two recreation centers, lakes, pickleball courts and walking trails.
- Elyson (Katy, Harris County): Katy community with nine builders, Katy ISD schools inside the neighborhood, lakes, trails and a growing town center.
- Anniston (Katy, Harris County): Newer Friendswood Development community in Katy ISD, with a planned fishing and kayaking lake and a recreation center with a pool.
- Jordan Ranch (Fulshear, Fort Bend County): Johnson Development community in Fulshear, about five miles from Katy, zoned to Lamar CISD, with a lazy river and Sunset Farm.
See all new homes in the Katy and Fulshear area →
Southwest: Richmond, Sugar Land & Missouri City
- Sienna (Missouri City, Fort Bend County): 10,800-acre community (formerly Sienna Plantation) with schools on site, miles of trails, and homes from many builders.
- Harvest Green (Richmond, Fort Bend County): 1,700-acre community known as Houston's first “agrihood,” built around an on-site farm and farmers market.
See all new homes in the Richmond, Sugar Land and Missouri City area →
South: Pearland & Manvel
- Meridiana (Iowa Colony/Manvel, Brazoria County): Community just south of Houston, between Pearland and Sugar Land, with schools in the community and amenities built around water.
See all new homes in the Pearland and Manvel area →
North: Spring, Tomball, Conroe & The Woodlands
- The Woodlands Hills (Conroe/Willis, Montgomery County): Howard Hughes community in the Conroe area with homes from well-known Houston builders and new parks, including Pollinator Park.
- Grand Central Park (Conroe, Montgomery County): Wooded community five miles north of The Woodlands, with a nature trail system and a 13-acre Lake House amenity center.
See all new homes in the Spring, Tomball, Conroe and Woodlands area →
Northeast: Humble, Atascocita, Kingwood & New Caney
- The Trails (New Caney, Harris County): Newer community near the Grand Parkway, zoned to Huffman ISD, with five builders and nature trails through fields and forest.
See all new homes in the Humble, Kingwood and New Caney area →
East: Baytown & Crosby
- Baytown Crossings (Baytown, Harris County): 520-acre Friendswood Development community near I-10 and Garth Road in Goose Creek CISD, with lakes, trails and a planned on-site elementary school.
See all new homes in the Baytown and Crosby area →
Builders, prices and incentives change often. For the latest on any community, call or text me at 832-545-0236.
Thinking About a New Build?
Call or text me at 832-545-0236 before your first model home visit so I can register with the builder and represent you from day one.
Call or text 832-545-0236
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Selling your current home to buy new? Get your home's value
Related reading: New Construction Incentives in Houston: How to Make Them Work for You
Danny Garcia, Founder/REALTOR® | Liv Texas, brokered by Realty of America
TREC Brokerage #9015126 | Agent License #563028
Call/Text: 832-545-0236 | [email protected]
4200 Westheimer Rd #1000, Houston, TX 77027
Se habla español.