New construction
The sales office is lovely. It also works for the builder.
New communities from Leander to Kyle are a genuinely good option in this market — alongside, not above, Austin's established neighborhoods. But everything in that model home, from the finishes to the contract, was designed by the seller. You should have someone on your side of the table.
Why representation matters here
Buying from a builder feels simpler than a resale — no emotional seller, a friendly sales counselor, a shiny design center. That simplicity is the product. Underneath it is a contract written by the builder's attorneys, a lender with the builder's interests at heart, and pricing that moves with the builder's quarter — not with you.
Experienced representation is the difference between the builder's standard terms and meaningfully better ones: stronger incentives, contract protections the sales office won't volunteer, and independent inspections at the stages that matter. Before we tour any community together, we'll walk through exactly how representation works, including compensation, as part of your buyer representation agreement — so there are no surprises for anyone.
One practical note: register us as your representative on your first visit to any builder's sales office. Most builders require it, and walking in alone once can forfeit your right to representation in that community.
At the table
What we negotiate that buyers rarely get alone
Incentives beyond the flyer
Builders publish one set of incentives and hold another in reserve. Which ones are actually in play changes monthly with their inventory and quarter-end targets — knowing when and what to ask for is most of the game.
Rate buydowns & closing costs
Often worth more than a price cut. We help you weigh a builder's preferred-lender buydown against outside financing, in actual monthly dollars.
Lot premiums & design credits
Premium lots and design-center allowances are both negotiable at the right moment in a community's sell-out cycle. We track where each community is in that cycle.
Spec home leverage
A finished home sitting on the builder's books costs them money every month. Completed inventory is where the deepest concessions live — if you know how to time the ask.
Contract terms that protect you
Builder contracts are not the standard Texas TREC forms — they're written by the builder's attorneys, for the builder. We flag what's missing: inspection rights, deadline remedies, deposit protection, and what happens if the build runs long.
Independent inspections
New doesn't mean flawless. We bring independent inspectors at pre-pour, pre-drywall, and final — because the city inspection and the builder's own QC are not the same as someone working for you.
The directory
Every active community, one honest index.
57 communities from Georgetown to San Marcos — pricing, lots, taxes, build types, and the watch-outs. Verified July 2026; releases move fast, so treat prices as ballparks and call us for this week's reality.
Hill Country & West Austin
14 communities- Amarra Austin (Barton Creek) $2M–$6M typical; view estates to $8M+ Custom Actively selling
- Big Sky Ranch Dripping Springs $400s–high $500s Production Final phases
- Bunker Ranch Dripping Springs Estate customs ~$1.2M–$2.5M; garden homes ~$700s–$900s Semi-custom · Custom Actively selling
- Caliterra Dripping Springs $700s–$1.5M+ (customs to ~$2M) Production · Semi-custom · Custom Actively selling
- Driftwood Golf & Ranch Club Driftwood $2M–$8M+ Custom Actively selling
- Headwaters Dripping Springs $650s–$1.3M Production · Semi-custom Actively selling
- Madrone Canyon Bee Cave Homes ~$3M–$5M+; homesites from the high $400s in early releases Custom Actively selling
- Provence Austin (Bee Cave area) $550s–$1M+ Production · Semi-custom Actively selling
- Rough Hollow Lakeway $700s–$2.5M+ Production · Semi-custom · Custom Final phases
- Spanish Oaks Bee Cave Homes ~$1.5M–$10M+; lots ~$500K–$1.5M Custom Actively selling
- Sweetwater Bee Cave High $500s–$900s Production Final phases
- Tessera on Lake Travis Lago Vista Low $400s–$700s+ (waterfront sites higher) Production Actively selling
- The Hollows on Lake Travis Jonestown Low $700s–$1.5M+ Production · Semi-custom · Custom Actively selling
- Thomas Ranch Spicewood Loraloma homesites from ~$885K; builds ~$2M–$10M+ Custom Actively selling
Central Austin
2 communitiesNorth & Northwest Suburbs
25 communities- Berry Creek Highlands Georgetown Mid $330s–$500s Production Actively selling
- Bryson Leander $400s–$700s+ Production · Semi-custom Actively selling
- Butler Farms Liberty Hill Mid $300s–low $500s Production Actively selling
- Carmel Pflugerville High $300s–low $700s Production Actively selling
- Castlewood Taylor $270s–$400s Production Actively selling
- Clearwater Ranch Liberty Hill ~$820s–$1.3M Semi-custom · Custom Actively selling
- Crystal Falls Leander Resale $400s–$900s+; Grand Mesa customs $1.2M–$2.5M+ Custom Final phases
- Deerbrooke Leander Mid $400s–$700s (limited final inventory) Production Final phases
- Emory Crossing Hutto $260s (townhomes)–$400s+ Production Actively selling
- Lisso Pflugerville High $300s–high $500s Production Actively selling
- MorningStar Georgetown Mid $300s–$500s+ Production Actively selling
- Northgate Ranch Liberty Hill ~$860s–$1.3M Semi-custom · Custom Actively selling
- Northline Leander Townhomes roughly $600s–$900s (by release) Production Actively selling
- Orchard Ridge Liberty Hill Low $400s–$500s+ Production Actively selling
- Palmera Ridge Leander Mid $400s–$1M Production Actively selling
- Parkside on the River Georgetown Low $500s–$900s+ Production · Semi-custom Actively selling
- Patterson Ranch Georgetown Mid $340s–$470s Production Actively selling
- Santa Rita Ranch Liberty Hill High $300s–$1M+ Production · Semi-custom Actively selling
- Sorento Pflugerville Mid $300s–upper $400s Production Final phases
- Spring Creek Taylor $240s–$410s Production Actively selling
- Star Ranch Hutto $250s–$400s (remaining new build; deep resale market beyond) Production Final phases
- Sun City Texas Georgetown $340s–$780s Production Actively selling
- The Canyons Georgetown From ~$1.1M; most builds land well above base Custom Actively selling
- Travisso Leander $600s–$2M+ Production · Semi-custom Actively selling
- Wolf Ranch Georgetown Low $400s–$1M+ Production · Semi-custom Actively selling
South & East Corridors
16 communities- 6 Creeks Kyle High $300s–$700s+ Production Actively selling
- Anthem Kyle $290s–$700s Production Actively selling
- Crosswinds Kyle Low $300s–$400s Production Actively selling
- Easton Park Austin (Southeast) ~$300K–$600s Production Actively selling
- Goodnight Ranch Austin (Southeast) Low $400s–low $500s Production Actively selling
- Harvest Ridge Elgin High $100s–mid $300s Production Actively selling
- Kissing Tree San Marcos Mid $360s–$800s Production Actively selling
- La Cima San Marcos Low $320s–$800s+ Production Actively selling
- Pecan Park Bastrop ~$300s (remaining inventory) Production Final phases
- Plum Creek Kyle $300s–$500s Production Final phases
- ShadowGlen Manor Mid $300s–$600s Production Actively selling
- Sunfield Buda $310s–$600s Production Actively selling
- The Colony Bastrop Low $300s–$700s+ Production · Semi-custom Actively selling
- Trinity Ranch Elgin Mid $200s–mid $300s Production Actively selling
- Whisper San Marcos High $280s–high $300s (active phase) Production Actively selling
- Whisper Valley Manor Low $300s–$700s Production Actively selling
Before you visit a model home
Touring new communities? Take us along.
Tell us which communities you're eyeing — or what you need and we'll shortlist them. We'll set up the visits and register as your representation from day one.
Quick question instead? (512) 537-8623.