Can I use my own agent when buying from a builder in New Braunfels?

Most new construction homes are move-in ready in the sense that they are clean, functional, and under warranty — but 'move-in ready' can obscure what is not included. Window treatments, landscaping beyond basic sod, garage door openers, and appliances are sometimes excluded from base packages depending on the builder and community. More significantly, many buyers find that the base-level finishes feel underwhelming compared to the model home, which is typically shown with $30,000 to $50,000 in upgrades. It is worth asking the builder's sales rep for an itemized list of what is and is not standard before making assumptions about what the final home will look like.

In 2026, build timelines in Comal County have generally stabilized after the supply chain disruptions of prior years. A production builder like Perry or Chesmar is typically quoting six to ten months from contract signing to closing, depending on the floor plan, lot, and current backlog in that community. Custom or semi-custom builders take longer — twelve to eighteen months is not unusual. It is important to get the completion timeline in writing and to understand what happens if the builder misses it, since most builder contracts give the builder significant latitude on delays without penalty to them.

The negotiation dynamics are different, not necessarily harder. On a resale home, everything is on the table — price, repairs, closing costs, move-in date, and personal property. A seller's motivation, days on market, and competing offers all factor into how much room there is to negotiate. Builder contracts, by contrast, rarely allow price negotiation on the base home, but there may be flexibility on incentives, lot premiums, or upgrade packages depending on the builder's sales pace at that time. Todd monitors builder inventory levels and knows when builders are more willing to deal — that local knowledge is genuinely valuable for buyers considering new construction.

New construction communities in New Braunfels almost universally have HOAs, and those HOAs are often still controlled by the developer during the build-out phase. That means rules and fees can change as the community matures and control transfers to homeowners. Established neighborhoods have HOAs with years of meeting minutes, financial records, and enforcement history that you can actually review before buying. Todd recommends requesting HOA documents early in the due diligence period for any home — new or resale — and reading them before the option period expires. Surprises buried in deed restrictions or special assessments are avoidable with a little homework upfront.