Buying new construction without a specialist is expensive. Builders' sales agents work for the builder, not you. I've closed hundreds of new construction deals in Austin, I know every builder, every community, every gotcha in their contracts, and exactly where to push for concessions. Free to you.
Tell me what you're looking at (a specific community, a builder, or just exploring), I'll send market intel and current inventory within 24 hours.
I've closed deals with every production builder in Austin and most of the custom builders. I know which ones deliver on quality, which ones are flexible on upgrades, and which ones will give you a closing cost credit if you ask the right way at the right time. If you're considering a specific builder, I've probably been to their design center this year.
The smiling person at the model home works for the builder, their job is maximizing the builder's margin, not yours. When you walk in without your own representation, you lose the strongest leverage in the transaction. Here's what a new construction specialist actually does.
Builders rarely lower base price (it hurts comps), but will negotiate on closing costs, design center upgrades, appliance packages, rate buy-downs. I know which levers to pull and when, end of month, end of quarter, standing inventory vs build-to-order.
Builder contracts are written for the builder. Liquidated damages clauses, change-order fees, warranty carve-outs, earnest money forfeiture, there's a lot in there that matters. I flag the worst clauses and negotiate revisions before you sign.
The lot matters more than the house. Drainage, trees, sun exposure, neighbors, traffic patterns, future development. I've walked these communities through the build-out cycle and know which lots to fight for and which to avoid.
Builders upcharge 40-200% on design center upgrades. Some are worth it (structural changes, premium flooring you can't retrofit). Most aren't (appliances, paint, fixtures). I'll show you which upgrades return equity and which ones burn cash.
New doesn't mean perfect. I coordinate pre-drywall, pre-closing, and 11-month warranty inspections with independent inspectors, catching defects while the builder's still on the hook to fix them. This saves clients $10K to $50K in future repairs on average.
Builders pay my commission (2.5-3%). My fee comes out of the transaction whether you bring me or not, you literally pay the same price, you just get full representation and expert guidance by having me there. Walking in unrepresented leaves money and leverage on the table.
Austin's new construction market has shifted. After the 2021-2022 frenzy, builders are sitting on more inventory, offering real incentives, and becoming flexible again. Here's what's happening right now.
New construction homes in Austin built in 2026 currently on the market. Big jump from 2023, builder inventory has recovered.
Median list price for 2026 Austin new construction. Lower than resale median because most new construction is in outer suburbs.
Average builder concessions (closing costs, upgrades, rate buy-downs) being offered in Q4 2025, Q1 2026 across Austin builders.
Production builders: 4-6 months on standing inventory, 6-8 months build-to-order. Custom/semi-custom: 8-12 months.
Filtered to homes in Austin built in 2026, updated every 30 minutes from Austin MLS. Click any home for details or contact me for a private tour.
A quick tour of the new construction communities drawing the most interest in 2026. Each has its own personality, price point, and tradeoffs.
Master-planned community off 183A. Multiple builders, amenity center, pool, trails. $450K to $800K. Appeals to families wanting new + amenities at reasonable prices.
Sprawling master-planned community 30 min NW of Austin. Water parks, schools, massive amenity package. $380K to $900K. Best value per square foot in the region.
Hill country setting with views. Semi-custom builders. $800K to $2M+. Appeals to move-up buyers who want newer construction with West Austin prestige.
Infill master-planned community on former airport site. Walk-score 85+, retail, parks. $600K to $1.5M. The rare new construction in urban-feel Austin.
Net-zero energy homes from Taurus Investment Holdings. Solar + geothermal standard. $450K to $700K. Tech-forward buyers and environmentally minded families.
Hill country master-planned with estate lots. Multiple semi-custom builders. $800K to $2.5M. For families wanting Dripping Springs schools + new construction quality.
Let me review what you're considering before you sign anything. 30-minute consultation, free, no pressure. I'll give you the real market read.
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