New Construction vs. Resale: What I’ve Learned After 11 Moves

I’ve moved 11 times in 22 years—and 9 of those homes were new construction. The other two were resales (including the one I’m in now)… and whew, I’m currently wrestling with termites, repiping, and aging everything. If you’re torn between buying brand-new or resale, here’s the real talk—pros, cons, costs, timelines, and a few “wish I’d known” moments.

Why New Construction Can Feel Like a Dream

It’s all new. Fresh systems (HVAC, water heater), LED lighting, solar, smart-home features, and modern floor plans. No mystery repairs lurking.
Community energy. New neighborhoods buzz—people are excited, trading paint colors and landscaper recs, doing happy hours in the cul-de-sac.
Builder incentives. Many builders offer buyer credits (e.g., $15,000 you can put toward rate buydowns with their preferred lender or design center upgrades). They rarely reduce the purchase price with that credit, though—pricing needs to stay stable for future phases.
Warranties. Appliance/manufacturer warranties typically 1 year; in California, latent-defect coverage can run 10 years for big-ticket issues (roof/slab/major systems). Good peace of mind.
Customization. Get in early and you can choose floors, counters, cabinets—instant “done” without living through a renovation.
Contingent-friendly. Builders are generally more open to contingent offers than resale sellers (they’re still building and can time your move more flexibly).

The Cons (That Add Up Fast)

Sticker shock after closing. Landscaping, window treatments, and statement lighting are often not included. Model homes show lots of upgrades—those selections add up quickly.
Mello-Roos / special taxes (huge). In many new communities, expect an additional bond tax on top of your base property tax (example cited: ~$8,200 Mello-Roos on a ~$1M home, with 1% base tax). Bonds can last 30–40 years and may increase annually (caps apply by district). Budget for the real tax bill.
Construction life. Noise, dust, early-morning crews, trucks—sometimes for years. If that’s a dealbreaker, buying in later phases helps, but those often cost more (and the “best” lots get premium-priced).
Commuting & amenities. New builds are often farther out. Try the commute at rush hour, and confirm nearby groceries, schools, parks, and restaurants. Yards also tend to be smaller.
Appreciation takes time. In my experience, year 5 is when values in new tracts start to feel stronger. Buying brand-new and hoping to flip in 12–24 months can be tough.
Timeline risk. Weather/materials/labor = delays. If you’re lining up a sale + move, build in buffers—you might need a short-term rental or hotel.
“Cookie-cutter” phase. Early on, landscapes are tiny; it takes a few years for trees and plantings to mature and for the neighborhood to feel less same-same.

Resale: The Honest Contrast

Resale can mean established neighborhoods, bigger lots, mature trees, and closer-in locations—but also aging systems. Think: termite work, repipes, sagging fences, tired appliances. Repairs are expensive and invisible (no one admires your new sewer line), but they’re necessary.

A Note on Buyer Representation & New Builds

If you’ve signed a buyer-agency agreement, know that some builders don’t cooperate on buyer-agent compensation (they use their own contracts). You may still owe your agent per your agreement. Have a candid talk about fees before visiting/model-home hopping.

Pro Tips Before You Commit

Get the real payment. Price + options + landscaping + window treatments + Mello-Roos/assessments + HOA + insurance = your actual monthly and annual cost.
Verify taxes & bonds. Ask for the full tax rate sheet (base + any bonds/assessments) and the estimated annual total in dollars.
Pressure-test the commute. At the worst times. Twice.
Research the builder. Track record, materials, customer service. Knock on doors—new-community neighbors are refreshingly candid.
If you want community fast: introduce yourself. A simple “we’re new—soccer/horses/golf—would love to connect” note in neighbors’ mailboxes works wonders.

Bottom Line

Choose new construction if you value warranties, customization, and that “everything works” feeling, can handle post-close costs (landscape/shades/lighting), and plan to stay ~5+ years.
Choose resale if you want location, lot size, mature surroundings, and you’re prepared to budget for repairs/updates instead of upgrades.