New Construction Guide
New Construction Homes in Texoma: How to Buy a New Build the Smart Way
Sherman, Denison, Van Alstyne, Durant and Calera are full of new neighborhoods. Here's how to pick a builder, get the best incentives, and protect yourself — at no cost to you.
Quick answer: Bring your own agent on your first visit to a builder's model home — most builders require it to be on the registration card. The builder pays your agent's commission, the sales rep works for the builder, and you still need an independent inspection. Ask about incentives like rate buydowns and closing cost help before you sign.
Is new construction better than buying a resale home?
| New construction | Resale | |
|---|---|---|
| Condition | Brand new, builder warranty | Varies — inspection matters |
| Price per sq ft | Often higher | Often lower |
| Negotiation | Incentives more than price cuts | Price and repairs |
| Lot & trees | Newer lots, smaller trees | Established yards |
| Timeline | Spec: ~30 days · To-be-built: several months | Usually 30–45 days |
| Taxes | Watch for new tax rates and possible MUD/PID fees | Known history |
Do I need my own Realtor for new construction?
The first-visit rule
Most builders only let you have your own agent if that agent is listed on your first registration card. Walk in alone and you may lose the chance to have someone negotiating for you. Call us before you tour — we'll meet you there or register you ahead of time.
Who they work for
The builder's sales rep represents the builder. We represent you.
Who pays us
The builder typically pays the buyer's agent commission, so representation costs you nothing in most cases.
What we negotiate
Incentives, upgrades, lot premiums, closing costs and timelines.
What we check
Contract terms, deposits, construction delays, warranties and HOA rules.
How does buying a new build work?
Get pre-approved
Compare the builder's preferred lender incentive with an outside lender.
Register with your agent
Bring us on the first visit so we're on your card.
Pick spec or build
Spec homes are done or nearly done; to-be-built lets you choose plan and finishes.
Negotiate & sign
We review the builder contract, deposit and incentives.
Inspect twice
Pre-drywall and final inspections by an independent inspector.
Walk-through & close
Punch list, final walk, then keys. Remember your 1-year warranty walk.
What incentives do Texoma builders offer?
Rate buydowns
The builder pays to lower your interest rate — sometimes worth more than a price cut.
Closing cost help
Often tied to using the builder's preferred lender and title company.
Design center credits
Upgrades like flooring, counters and appliances.
Price reductions on spec homes
Finished inventory homes are where builders are most flexible.
Current offers
They change monthly. Read Highland Homes incentives and ask us what's current.
New construction buyers say
★★★★★ 5.0 — verified reviews across RateMyAgent, Google, and Zillow
"Brian & Jonelle were fantastic to work with! They were helpful, kind, and guided us through each step of the home-buying process."
Cody J. Google review · Sherman, TX
Where are new homes being built in Texoma?
Read Sherman's new construction neighborhoods and Durant's new construction boom, then browse by city:
Touring model homes? Call us first.
We'll register you, meet you at the model, and make sure you get the best deal the builder is offering. 📞 (580) 217-7435
Tour New Construction With Us
New construction FAQ
Can I use my own agent with a builder?
Yes — as long as your agent is registered with you on your first visit. Most builders pay the buyer's agent.
Should I use the builder's lender?
Compare both. The builder's lender may unlock incentives, but an outside lender may still win on rate or fees.
Do I need an inspection on a new home?
Yes. Independent pre-drywall and final inspections catch problems while the builder can still fix them.
Can I negotiate the price of a new build?
Sometimes on spec homes. More often the negotiation is incentives, upgrades and closing costs.
What is a spec home?
A home the builder started without a buyer. It's often done or nearly done, so you can close quickly.
How long does it take to build?
Several months for most production builders, longer for custom homes.
What warranty comes with a new home?
Most builders offer a 1-year workmanship warranty plus longer coverage on systems and structure. Read the warranty booklet before you sign.
New Construction News & Guides
Let's find your new home
Representation at no cost to you in most cases — and someone in your corner.
Tour New BuildsBuyer's GuideCall (580) 217-7435Love My Texoma Home Team | INC Realty — Local Roots. Real Results. Builder incentives change often and are set by each builder.