Register me on your first model home visit. It costs you nothing.
That sentence is the single most valuable thing on this page, so it goes first.
The friendly person in the model home works for the builder. That's not a criticism — it's their job, and they're often very good at it. But nobody in that sales office is representing your interests on price, incentives, upgrade pricing, contract terms, lot premiums, or the walkthrough punch list.
I can represent you at no cost to you in nearly every case, because builders typically account for buyer's agent compensation in their pricing. But most builders will not allow representation to be added retroactively. If you tour the model unrepresented and register your name, you've usually given up your right to bring an agent in later.
It's a five-minute decision that costs nothing and can't be undone.
Call or text (281) 408-3045 before your first visit · Se habla español
What I actually do on a new build
Read the contract. Builder contracts are not the standard TREC form. They're drafted by the builder's attorneys and they favor the builder — on delay provisions, on what happens to your earnest money, on arbitration, on warranty scope, on their right to change specifications. I go through it with you before you sign.
Negotiate what's actually negotiable. Base price often isn't, because builders protect comparable sales in the community. But incentives frequently are: closing cost contributions, rate buydowns, upgrade allowances, lot premiums, and appliance packages. Knowing where the flex is saves real money.
Price the upgrades honestly. Design center pricing carries substantial margin. Some upgrades are worth taking through the builder because retrofitting is disruptive or impossible — structural changes, wiring, plumbing rough-ins. Others cost far less afterward. I'll tell you which is which before you spend an afternoon in the design center.
Independent inspections. The municipal inspection confirms code compliance; it is not a quality inspection on your behalf. I recommend three: pre-drywall, final, and one before the builder's warranty expires. The pre-drywall inspection is the one people skip and later regret, because it's the only time anyone can see the framing, wiring, and plumbing.
Punch list and warranty follow-through. The period after closing is where builder attention drifts. Documented, persistent follow-up is a real part of the job.
Resale reality check. Some lots, elevations, and upgrade combinations hold value and some don't. Backing to a retention pond versus a road matters more at resale than at purchase.
Where new construction is happening
Pearland and the SH 288 corridor — including Shadow Creek Ranch and the western developments. Note that much of this area is served by Alvin ISD rather than Pearland ISD. Pearland guide →
League City and the I-45 south corridor — master-planned communities including Tuscan Lakes and Mar Bella. League City guide →
The southeast Houston edges — newer inventory on the southern side of 77089 and toward Alvin and Manvel.
Friendswood and the Clear Creek corridor — Friendswood guide →
Questions worth asking before you sign
- What is the total tax rate at this address, including any MUD levy? MUD taxes are common in new Houston-area developments and materially change your monthly payment.
- What are the HOA dues, and what do they cover?
- What is the estimated completion date, and what happens contractually if the builder misses it?
- Is my earnest money refundable, and under exactly what conditions?
- Am I required to use the builder's preferred lender to receive the advertised incentives, and how does that lender's rate compare to an outside quote?
- What does the warranty cover, for how long, and what's specifically excluded?
- Which school district actually serves this address? Verify with the district, not the sales office.
Frequently asked questions
Do I need a realtor to buy new construction? You aren't required to have one. But the builder's sales representative represents the builder, not you. A buyer's agent represents your interests on contract terms, incentives, inspections, and warranty follow-through, typically at no cost to you.
When do I need to bring my agent? On your very first visit to the model home or sales office. Most builders will not permit an agent to be added after you've registered on your own.
Does using an agent make the house cost more? Generally no. Builders typically account for buyer's agent compensation in their pricing structure, and they don't usually discount the price for unrepresented buyers. Terms vary by builder, and I'll explain the specifics in writing before you commit.
Should I use the builder's lender? Sometimes the incentives make it worthwhile, sometimes the rate difference outweighs them. Get an outside quote and compare the total cost, not just the incentive headline.
Is a pre-drywall inspection necessary? It's the most valuable inspection on a new build, because it's the only opportunity to see framing, wiring, and plumbing before they're covered. Municipal inspections check code compliance; they aren't a quality review on your behalf.
Work with Gerald
Gerald Wood, Broker Associate · Bridgecrest Properties Call or text: (281) 408-3045 · geraldwood007@gmail.com Available 7 days a week · Se habla español
Contact Gerald · Search the MLS · En Español
Related: Pearland · League City · Friendswood · Southeast Houston · Investment properties
Gerald Wood, Licensed Texas Broker Associate, TREC License #651317-B · Bridgecrest Properties. Equal Housing Opportunity. IABS · TREC Consumer Protection Notice