Does Todd have a preference between new construction and resale for his buyers?

Yes, and Todd strongly recommends it. Builders in New Braunfels like Chesmar, Perry Homes, and David Weekley all work with buyer's agents, and the commission is paid by the builder — not the buyer. The builder's on-site sales representative is an employee of the builder, which means their loyalty is to the company, not to you. Having an independent agent means someone is reviewing the contract terms, flagging what is negotiable, recommending an independent inspection, and making sure your interests are represented throughout the process. There is no financial penalty for having representation, and the protection it provides is substantial.

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.