New construction in Montgomery County has been active for years, and the pipeline remains strong in 2026 with multiple large-scale communities underway near The Woodlands. The appeal is obvious: a brand-new home, modern floor plan, no repairs for years, and the ability to choose finishes. But buying new construction is fundamentally different from buying a resale home, and the differences almost always favor the builder , unless you know what to watch for. Here is what you need to understand before you visit a model home.
Who the Builder’s Sales Agent Actually Works For
This point cannot be emphasized enough: the friendly, helpful agent sitting at the desk in the model home works for the builder. Their job is to sell homes for that builder at the highest possible margin, to minimize concessions, and to protect the builder’s interests in the transaction. They are not your advocate , they cannot be, legally or practically.
The single most important decision you can make when buying new construction is bringing your own buyer’s agent to the first visit. In virtually all cases, this costs you nothing , builders pay buyer’s agent commissions as part of their standard sales structure. What you gain is representation that is genuinely on your side: someone who can review the contract, negotiate incentives on your behalf, flag problems with the upgrade structure, and manage the transaction through closing.
Major builders active in the Montgomery County and greater Woodlands area include Perry Homes, David Weekley Homes, Toll Brothers, Highland Homes, and Westin Homes, among others. Each has a different standard contract, different upgrade pricing structures, and different negotiation cultures. An agent with experience across multiple builders will know where there is room to move on price and where there is not.
Builder Contracts Are Not Like Resale Contracts
In a standard resale transaction in Texas, the contract form is standardized by TREC and the terms are negotiated relatively openly. Builder contracts are written by the builder’s attorneys and are designed to protect the builder. Key differences to understand: cancellation provisions may require forfeiture of earnest money under circumstances that would entitle you to a refund in a resale deal; closing date extensions are typically at the builder’s discretion, not a mutual agreement; and financing contingency language may be more restrictive, requiring you to secure financing with the builder’s preferred lender.
Builder-preferred lenders often offer rate buydowns or closing cost contributions as an incentive , but these incentives are sometimes only available if you use their lender. Shop the rate and terms independently, and compare the total cost with and without the incentive package before committing. Sometimes the builder’s lender is genuinely competitive; sometimes the incentive package costs you more in interest over the loan life than it saves at closing.
Upgrades: What Adds Value and What Does Not
The upgrade center visit is where new construction buyers can easily overspend. Some upgrades add genuine resale value: kitchen and primary bath upgrades, hardwood flooring on the main level, exterior elevation upgrades that improve curb appeal. Others , media room packages, built-in audio systems, decorative tile patterns , may appeal to you personally but will not recover their cost when you eventually sell.
A useful rule: if an upgrade costs $5,000 at the builder’s pricing and you could have it done after closing by a local contractor for $3,500, consider whether the convenience of having it built-in is worth the premium. Tile backsplashes, light fixtures, and some appliance upgrades are often better done post-closing at competitive contractor rates rather than through the builder’s upgrade pricing.
Construction timelines for new homes in 2026 are typically 6 to 12 months depending on the builder and the stage of construction when you contract. Delays are common and should be expected , supply chain variability, trade scheduling, and weather can all push closing dates back by weeks. Do not give notice on your current lease or list your current home for sale until you have a firm closing date confirmed in writing by the builder. Checking current market conditions will also help you understand whether the resale inventory might offer alternatives worth evaluating alongside new construction options.
Ready to buy or sell in The Woodlands area? Contact Stacy Wahle at (936) 443-7848 or stacywahle@kw.com , your trusted Keller Williams agent in Montgomery County.