New Construction

Georgetown is one of the fastest-growing areas in Central Texas, giving homebuyers an impressive range of new construction options — from move-in-ready inventory homes to properties that can be built and personalized from the ground up.

New homes can be found throughout Georgetown in a variety of communities, price ranges and styles. Options include amenity-rich master-planned communities, golf communities, 55+ living, larger homesites and neighborhoods offering convenient access to Downtown Georgetown and the greater Austin area.

Buying new construction can be very different from purchasing a resale home. Builder incentives, financing offers, upgrade costs, property taxes, HOA fees, inspections and construction timelines can all affect the true cost and value of your purchase.

As your REALTOR®, I can help you compare communities and builders, evaluate available homes and incentives, and represent your interests throughout the process. The builder's sales representative works for the builder — you deserve someone looking out for you.

Why Buy New Construction?

New construction offers benefits that can be difficult to find in a resale home:

• Modern designs & energy-efficient features
• Lower initial maintenance
• Builder warranties
• Builder incentives & financing opportunities 
• Choice of homesites, floor plans and finishes

Builder incentives can be attractive, but the advertised offer isn't always the whole story. I can help you compare builders, communities and incentives to determine the best overall value.

Incentives, Lot Premiums & Upgrades

Understanding Builder Incentives
Builder incentives can make a new home look particularly attractive, but it's important to understand what you're actually receiving and what conditions are attached.

Depending on the builder, community and available inventory, incentives may include closing-cost contributions, interest-rate incentives, design-center credits, upgrade allowances or price reductions. Some offers may require you to use the builder's preferred lender or title company.

The biggest advertised incentive isn't necessarily the best overall deal. A lower interest rate may be more valuable to one buyer, while another may benefit more from a price reduction, closing-cost assistance or upgrades they would otherwise pay for themselves.

Mark's Tip: Compare the whole transaction, not just the headline incentive. I can help you look at the home price, financing, incentives, upgrades, lot premium and estimated ongoing costs together before you decide which offer provides the best value.

Lot Premiums, Upgrades & the Real Price of a New Home
The advertised base price of a new construction home isn't always the final price you'll pay. Homesite premiums, structural options, design selections and upgrades can add significantly to the overall cost.

Certain lots may carry premiums for size, location, views, greenbelt access, cul-de-sac positioning or other desirable features. Inside the home, changes to flooring, countertops, cabinetry, appliances, lighting and other finishes can also add up quickly.

Before comparing a new build with an inventory home or resale property, it's important to understand what is actually included in the advertised price and what will cost extra.

Mark's Tip: Establish your realistic all-in budget before visiting the design center or choosing upgrades. I can help you separate the features that may add meaningful value from those you're primarily buying for your own enjoyment.

Protecting Your New Home Purchase

New Construction Inspections
A brand-new home may never have been lived in, but that doesn't mean an independent inspection isn't worthwhile. New homes involve many different trades, materials and stages of construction, and issues can occur even with reputable builders.

Depending on the stage of construction, buyers may consider inspections at different points in the process, such as before drywall is installed and again before closing. Some buyers also arrange another inspection before the builder warranty period expires.

Your purchase contract and builder policies will determine what inspections are permitted and when they can take place, so it's important to understand those requirements early in the process.

Mark's Tip: Don't assume new automatically means perfect. An independent inspector works for you and can provide another set of eyes before you take ownership.

Builder Warranties
Most new homes come with some form of builder warranty, but coverage, exclusions and time limits can vary. Different components of the home may also be covered for different periods.

Before closing, make sure you understand what the builder's warranty covers, how warranty claims are submitted and which items remain your responsibility as the homeowner.

Keep copies of your warranty documents and report potential issues promptly rather than waiting until the coverage period is about to expire.

Mark's Tip: A warranty is valuable, but only if you understand how to use it. Put the important expiration dates in your calendar and consider having the home inspected again before key warranty coverage expires.

Construction Timelines & Delays
Building a home involves many moving parts, and the estimated completion date provided at the beginning of the process isn't always the date you'll actually receive the keys.

Weather, material availability, inspections, permitting, labor and other construction issues can affect the schedule. This becomes particularly important if you're coordinating a home sale, lease ending, mortgage rate lock or relocation around the expected closing date.

Keep some flexibility in your plans and make sure you understand how your contract addresses estimated completion dates and potential delays.

Mark's Tip: If your new home must be completed by a particular date, tell me at the beginning. We can factor timing into the builder and home choices rather than discovering later that the schedule doesn't work for your move.

New Construction Property Taxes

Understanding Property Taxes on a New Home
Property taxes are particularly important to understand when buying new construction because the tax information you initially see may not reflect the completed home's future tax bill.

A newly built property's current tax record may be based on the value of the land, a partially completed home, or an earlier assessed value. Once construction is complete and the property is assessed accordingly, the taxable value—and therefore the tax bill—can change significantly.

The actual amount will depend on the property's taxable value, applicable exemptions and the taxing jurisdictions and special districts serving that particular address.

This means you should be cautious about using an existing tax bill or online listing estimate as your expected long-term property-tax cost.

Mark's Tip: When comparing new homes, let's look beyond the builder's advertised monthly payment. I want you to understand the likely ongoing cost of owning the completed home, including property taxes, HOA fees and any applicable special-district costs.

Buying from outside Texas? Property taxes can work very differently from what you're accustomed to, so ask me to help you understand the costs associated with a specific property before you make your decision.

New Construction vs. Move-In-Ready Homes

Within new construction, there can be a big difference between building a home from the ground up and purchasing a completed or nearly completed inventory home.

Building From the Ground Up
Building may give you more opportunity to choose the homesite, floor plan, structural options and finishes, but it usually involves a longer timeline and more decisions along the way. The final price can also increase as you add lot premiums, upgrades and design selections.

Move-In-Ready & Inventory Homes
Inventory homes may already be completed or under construction, which can mean a much faster move-in timeline and greater certainty about the finished home and final price.

Builders may also offer particularly attractive incentives on certain inventory homes, especially when they're motivated to sell completed properties.

Neither option is automatically better. The right choice depends on your timeline, budget, priorities and how much customization matters to you.

Mark's Tip: Don't assume you need to build from scratch to buy a brand-new home. Sometimes an inventory home offers the best combination of location, upgrades, incentives and price—and you can see exactly what you're buying.

Georgetown New Construction Communities

Explore some of Georgetown's most popular communities offering new construction homes. Each offers something different, from resort-style amenities and active-adult living to larger homesites and convenient access to Downtown Georgetown.

Santa Rita Ranch – A highly amenitized master-planned community with multiple builders, pools, parks, trails and community activities.

Wolf Ranch – Popular for its location, Hill Country setting and easy access to shopping, dining and Downtown Georgetown.

Parmer Ranch – A growing master-planned community offering new homes, neighborhood amenities and a variety of floor plans.

Broken Oak – A newer Georgetown community offering modern homes and convenient access to the city's growing northwest side.

Patterson Ranch – New construction options with a variety of home styles and access to Georgetown and surrounding areas.

Water Oak at San Gabriel – A scenic community near the San Gabriel River offering newer homes in a Hill Country setting.

Not sure which community is right for you? I can help you compare builders, available homes, incentives, taxes and HOA costs to find the best fit.

Moving to Georgetown? Explore my complete Georgetown relocation guide →

Your New Construction Advocate

Buying directly from a builder doesn't mean you have to navigate the process alone. The builder's sales representative works for the builder — I work for you.

I can help you compare builders and communities, evaluate incentives and financing offers, understand upgrade costs and lot premiums, and guide you through contracts, inspections and closing — always with your interests in mind.

And because the lowest advertised price or biggest incentive isn't necessarily the best overall deal, I can help you look at the whole picture — purchase price, financing, upgrades, property taxes, HOA and special-district costs, timeline and long-term value.

Before You Visit the Builder
It's best to involve your REALTOR® before your first visit to a builder's sales office or model home. Builder policies regarding REALTOR® representation can vary, and some have specific requirements about when and how your agent must be identified.

Thinking about a new home in Georgetown? Contact me before you visit the builder. Let's discuss what you're looking for, compare your options and make sure you have someone in your corner from day one.