Your Complete Guide to Navigating Central Texas’s Fastest-Growing Market

Boomtown Reality Check

If you’ve driven through Williamson County lately, Georgetown, Round Rock, Cedar Park, Leander, Liberty Hill, Hutto, or Taylor, you’ve probably noticed the construction cranes are working overtime. This isn’t just growth; it’s a full-blown transformation. With major employers flooding in, new toll roads opening up, and Austin’s tech scene spilling north, Williamson County has become ground zero for Central Texas expansion.

But here’s the thing: with all this growth comes choices. Big ones. Should you jump on a new build in one of those shiny master-planned communities, or grab a resale home in an established neighborhood? Both paths can lead you home, but they’re surprisingly different journeys.

This guide cuts through the marketing fluff and builder-speak to give you the real story. We’re talking actual costs (not just the teaser prices), realistic timelines (weather delays included), and those contract gotchas that nobody mentions until you’re signing papers. Best part? We’re keeping this in plain English, no real estate degree required.

At-a-Glance: New Build vs. Resale Quick Compare

What “New Build” Really Means Here

Types of New Homes

Not all new builds are created equal. In Williamson County, you’re looking at three main flavors:

To-Be-Built: This is the full custom experience—pick your lot, choose your plan, select every finish. You’re building from dirt up, which means maximum control but also maximum wait time. Think 8-12 months, assuming everything goes smoothly (spoiler: it rarely does).

Spec/Inventory Homes: These are already under construction or even complete. Builders start these to keep cash flowing and capture buyers who can’t wait. Less choice on finishes, but you might snag a deal if the builder needs to move inventory, especially at quarter-end.

Semi-Custom vs. Production: Production builders (think DR Horton, Lennar, Pulte) offer set plans with predetermined upgrade packages. Semi-custom builders give you more flexibility but at a price—and timeline—premium. In Williamson County, you’ll find both, often in the same community.

Master-Planned Community Basics

Those glossy brochures make master-planned communities look like paradise, and honestly, many deliver on the promise. But let’s talk reality. Yes, you’ll get amenities—pools, trails, maybe a lazy river if you’re in somewhere like Wolf Ranch. You’ll get lifestyle programming too—food trucks on Friday, yoga in the park, holiday events that would make Martha Stewart jealous.

But you’ll also get HOA rules that dictate everything from your mailbox color to how long your trash cans can stay visible. You’ll live through years of construction as the community builds out. That model home on the golf course? Your actual lot might back up to the future commercial section that won’t break ground for three years. Always, always check the master plan and ask about build-out timelines. A “five-year build-out” often means seven or eight in reality.

True Cost: Base Price vs. Out-the-Door

New Build Cost Stack Breakdown

See how that $450,000 base price just became $558,000+? And that’s being conservative. The design center is where budgets go to die. Those gorgeous kitchen backsplashes and wood-look tile throughout? They’ll run you $15,000 before you can say “upgrade.”

Resale costs are more straightforward but still have surprises. That list price is negotiable, especially if the home’s been sitting or needs work. But factor in inspection repairs (roof issues and HVAC problems are common in 10+ year homes), potential updates to make it yours, and any deferred maintenance. A $425,000 resale might need $30,000 in updates to match that new build feel.

Taxes & Fees to Watch

Here’s where Williamson County gets interesting (and by interesting, we mean expensive). Many new communities come with MUD (Municipal Utility District) or PID (Public Improvement District) assessments. These aren’t part of your regular property taxes—they’re extra, and they can add $3,000-$5,000 annually to your tax bill. That PID in Leander’s Bar W Marketplace area? It’ll be there for 30 years.

Don’t forget the “new construction tax surprise” either. Builders often quote taxes based on the unimproved land value. Once your house is built and assessed, your taxes might double. Always check the tax rate for similar completed homes in the area, not the vacant lot rate.

Timelines & Move-In Planning

Typical New Build Timeline

That timeline above? It’s best-case scenario. Add rain delays during foundation season (hello, Texas spring), material shortages (still happening post-pandemic), and the inevitable “end of quarter push” where quality gets rushed, and you’re looking at potential delays. Smart buyers add 2-3 months buffer to any builder timeline.

Resale timelines are refreshingly simple: make offer, get through option period (7-10 days typically), wait for appraisal and loan processing, close in 30-45 days. The wild card? Competition. In hot areas like Cedar Park’s Avery Ranch or Georgetown’s Sun City, you might face bidding wars that drag out your search for months.

Warranty & Quality: What’s Actually Covered

Here’s the truth about new build warranties: they’re only as good as the builder behind them. That 1-2-10 warranty sounds comprehensive, but “cosmetic” issues (paint, caulk, nail pops) often have just a 30-day window. Miss something at your final walk? Too bad.

This is why third-party inspections are worth every penny, even on new builds. Get a pre-pour foundation inspection ($400), a pre-drywall inspection to check framing and mechanicals ($400), and a final inspection before closing ($500). Yes, it’s $1,300 extra, but finding issues before closing gives you leverage. After closing? You’re at the builder’s mercy.

For resales, inspection focus shifts with home age. Under 10 years? Look for builder shortcuts and warranty items still covered. 10-20 years? HVAC and roof are entering replacement age. Over 20? Foundation, plumbing (especially in areas with clay soil), and electrical updates become priorities.

Incentives & Negotiation: Strings Attached

Builder Incentives Decoded

Builders love to advertise “$25,000 in incentives!” but read the fine print. That might be $10,000 in design center credits (marked up 40% from retail), $10,000 toward closing if you use their lender (who might have a higher rate), and $5,000 in “free” upgrades you didn’t really want.

The best builder deals typically happen at quarter-end (March, June, September, December) when they need to hit numbers. Inventory homes offer the most negotiation room—builders pay interest on these, so they’re motivated to move them. Rate buydowns can be golden in today’s market, but compare the builder lender’s final rate and fees against outside lenders. Sometimes that “free” closing cost credit costs you 0.25% on your rate for 30 years.

Contract Pitfalls in Master-Planned Communities

• Delivery Windows: “Estimated completion” means nothing legally. Delays of 6+ months might only let you cancel, not claim damages.
• Limited Damages Clauses: Even if the builder screws up royally, your recourse might be limited to getting your earnest money back.
• Non-Refundable Earnest Money: Miss a deadline? Your earnest money might be gone, even if it’s the builder causing delays.
• Arbitration Clauses: You might be waiving your right to sue, forced into builder-friendly arbitration instead.
• “Subject to Change” Site Plans: That park behind your lot? Could become drainage pond. That greenbelt? Might be future homesites.
• Architectural Rules: Think you’ll add a pool later? Check if the HOA architectural committee allows it. Some don’t.
• PID/MUD Surprises: Sellers must disclose these, but builders often downplay the long-term costs.

Lifestyle Fit: How You Like to Live

Beyond the numbers and timelines, this decision often comes down to lifestyle. New build communities offer that fresh start feeling—modern layouts with open concepts, energy efficiency that actually makes a difference on your utility bills (seriously, some new homes run 50% less than older ones), and community amenities that create instant social opportunities.

But resale neighborhoods offer something new builds can’t—maturity. Established trees that provide actual shade, streets without construction traffic, neighbors who’ve been there long enough to know if the HOA is reasonable. You can walk the neighborhood at different times and know exactly what you’re getting. No wondering if that empty lot becomes a gas station.

Consider the construction reality too. In a new community, you’ll deal with noise, dust, and construction traffic for years. Nails in your tires become a regular occurrence. But you also get to watch a community born, be part of establishing traditions, and often enjoy appreciating values as amenities complete.

Smart Shopping in Williamson County

Want to shop efficiently? Here’s your weekend battle plan: Start Saturday morning at the builder design centers—they’re less crowded and reps have more time to talk. Hit 2-3 builders max (more and they blur together). Take photos of everything, especially price sheets. Builders love the “sign today” pressure, but never sign on your first visit.

Sunday, tour resales. Schedule 4-5 homes in the same area to minimize drive time. This gives you immediate comparison between new and resale. Pro tip: Check open houses in established neighborhoods near new developments—these owners often price competitively to combat new build appeal.

Model home visits require strategy. That sign-in sheet? Once you register, that sales agent gets commission even if you later bring your own agent. Always visit with your agent first, or at least text them before signing anything. Those friendly sales reps work for the builder, not you.

Mini Scenarios: Which One Sounds Like You?

FAQs: The Questions Everyone Asks

Final Take: Choosing with Confidence

Here’s your decision framework in 30 seconds:

Timeline Tight? → Resale or inventory home
Budget Stretched? → Run real numbers on both, including hidden costs
Love New Everything? → New build, but budget 20% above base
Need Predictability? → Resale shows you exactly what you get
Want Community Amenities? → New build in master-planned community
Prefer Established? → Resale in mature neighborhood

Remember, there’s no universally “right” choice, only what’s right for your situation. That perfect new build with all the bells and whistles means nothing if the timeline torpedoes your relocation plans. That charming resale in the established neighborhood loses appeal if you’re facing $50,000 in updates.

The best decision? It’s the one that aligns with your timeline, budget, and lifestyle, not what your coworker did or what Instagram says is trendy. Trust your gut, but verify with data.

Ready to Find Your Perfect Williamson County Home?

Whether you’re dreaming of designing your new build from scratch or falling in love with a resale home’s mature trees, Domum Realty makes the journey clear and actually enjoyable. We’ve helped hundreds of families navigate both paths with our signature lean, high-touch service.

No confusing jargon. No high-pressure tactics. Just step-by-step guidance, smart digital tools, and genuine care that continues long after closing. We’ll create your personalized comparison matrix, decode builder contracts, negotiate like pros, and make sure you never feel lost in the process.

🏡 Serving Travis, Williamson, Hays, Bastrop, Caldwell & Burnet Counties
📱 Text-friendly updates | Bilingual support | Post-close care that earns referrals

Sources

• National Association of Home Builders. (2024). New home construction trends and buyer preferences in Texas markets. NAHB Economics and Housing Policy Group. www.nahb.org
• Texas Real Estate Commission. (2025). Residential contract guidelines and disclosure requirements. TREC Publications. www.trec.texas.gov
• Williamson County Appraisal District. (2025). Property tax rates and special assessments guide. WCAD Public Information. www.wcad.org
• Urban Land Institute. (2024). Master-planned communities: Development trends in Central Texas. ULI Austin. austin.uli.org
• Consumer Financial Protection Bureau. (2024). Home buying and mortgage guidelines. CFPB Research and Reports. www.consumerfinance.gov
• Texas Department of Insurance. (2025). Homeowner insurance and warranty requirements in Texas. TDI Consumer Publications. www.tdi.texas.gov
• Greater Austin Home Builders Association. (2024). Builder warranty standards and inspection protocols. GAHBA Member Resources. www.austinhba.com