Should you buy a brand-new custom build or a well-kept resale in Westlake? In a small, luxury market with limited inventory and distinct neighborhoods, the right choice depends on your timing, budget, and how much customization you want. You also need to consider appraisals, warranties, and property taxes that can vary by home type. This guide walks you through each factor so you can compare options with confidence and plan your next steps. Let’s dive in.

Westlake market at a glance

Westlake is known for custom estates, large lots, and a refined residential feel. Inventory is often limited, which can make both desirable resale homes and buildable lots competitive. New construction may carry higher price-per-square-foot, while select resales offer established lots and mature landscaping.

Local rules matter here. Zoning, architectural controls, and HOA covenants can shape what you can build and how fast. Before you commit, review the Town of Westlake’s planning requirements and each community’s deed restrictions.

Price and total cost

New construction frequently lists higher price-per-square-foot due to modern finishes, builder margins, and lot premiums. Resale pricing depends on condition, updates, and what buyers value in the immediate area.

Look past list price and estimate the full cost. With new builds, budget for upgrades, window coverings, landscaping, and hardscapes. With resale, plan for potential renovations or system replacements that bring the home up to your standards.

Builders sometimes offer incentives like closing credits, rate buy-downs, or paid upgrades. Resale sellers may agree to concessions depending on market conditions. Compare net out-of-pocket at closing and your likely 5-year costs for maintenance, energy, insurance, and taxes.

Financing and appraisals

Resale purchases typically use standard purchase mortgages. New construction may involve construction-to-permanent loans or separate lot and build financing. Preferred lenders tied to builders can streamline the process, but you should compare offers.

Appraisals rely on recent comparable sales. In a luxury area with few similar new homes, appraisals for new builds can be challenging. Some builder contracts include price protections or appraisal gap language. Resale appraisals usually have more nearby comps to reference.

Construction timelines introduce rate exposure. Discuss lock strategies and timing with a local lender experienced in construction lending so you understand risks and options.

Timeline and move-in speed

New construction timelines vary. Spec homes might be 3 to 9 months, while custom builds often take 9 to 12 months or longer depending on design, permitting, and weather. Resale purchases typically close in about 30 to 60 days once inspections and financing are complete.

If you build, factor in temporary housing, storage, and possible overlap of rent and mortgage. Create a plan for moves, deliveries, and any school-year timing you want to hit.

Design and customization

New construction gives you control over floor plan, finishes, and systems, especially if you enter early in the process. In luxury builds, you can specify site orientation, pool plans, and premium materials. Spec homes reduce wait time but limit choices.

Resale homes offer less customization unless you renovate. A thoughtfully updated resale may match the amenities you want with a shorter timeline and a different cost profile.

Condition, maintenance, and tech

New construction meets current building codes and often includes modern energy features and smart-home wiring. Short-term maintenance risks are typically lower.

Resale homes may need immediate repairs or updates. Pay close attention to roof age, HVAC condition, plumbing and electrical, and any recent renovations. Even for new builds, hire independent inspections at key milestones.

Warranties and protections

Builder warranties commonly follow a 1-2-10 pattern, such as one year for workmanship, two years for major systems, and 10 years for structural coverage. Verify each builder’s exact coverage, what triggers a claim, and how service is handled.

With resale, you rely on inspections, disclosures, and negotiated repairs. Some sellers may offer limited home warranties, but scope varies. Vet builder reputation, trades, and warranty responsiveness before you sign a new-build contract.

Lot, location, and HOAs

In Westlake, lot size, views, and privacy are key value drivers. Newer subdivided lots may be smaller, while older resale estates can offer mature trees and established settings. Proximity to schools, golf, and area amenities can influence your decision without determining value on its own.

HOA rules and fees differ by community. Newer communities often have active design review and may carry higher initial dues tied to infrastructure and amenities. Always review covenants before you commit to build or buy.

Resale value factors

Long-term value depends on lot quality, build caliber, neighborhood reputation, and overall demand. In luxury micro-markets like Westlake, quality and location generally matter more than the simple age of the home. Avoid assuming guaranteed appreciation and assess comparable sales carefully.

Quick compare: new vs resale

Questions to ask a builder

• What exactly does the 1-2-10 warranty cover, and how are claims handled?
• What is the build timeline, and how are delays and change orders managed?
• Can I hire an independent inspector for pre-drywall and final walkthroughs?
• Which finishes are standard, and what are typical upgrade costs?
• How will the home be appraised, and what happens if the appraisal comes in low?

Questions to ask a listing agent

• What is the age and service history of the roof, HVAC, plumbing, and electrical?
• Have there been recent renovations or permits, and are records available?
• Are there prior inspection reports or estimates for known issues?
• How do nearby comparable sales support the list price?
• What are the HOA rules, fees, and current community projects?

Taxes, insurance, and other practicalities

Property taxes for new construction are added to the appraisal rolls after improvements are recorded. Early assessments may change in the first couple of years. Review Denton County Appraisal District procedures and ask about exemptions like the homestead exemption if eligible.

Insurance costs can differ based on roof age, construction materials, and mitigation features. Utilities and site prep for new builds may add cost and time, while resales typically have existing services that may still need upgrades.

Your next steps in Westlake

• Build your 5-year budget. Compare purchase price, upgrades or renovations, maintenance, insurance, utilities, and property taxes.
• Clarify your timeline. Decide if you need to move within 30–60 days or can wait 9–12 months or more.
• Review rules early. Read HOA covenants and the Town of Westlake’s design and permitting guidance before you commit.
• Plan inspections. Schedule independent inspections for both new builds and resales.
• Compare financing. Explore construction-to-permanent options, rate locks, and builder or seller incentives.
• Analyze comps carefully. Focus on lot quality, neighborhood context, and verified recent sales in Westlake.

How we help

You deserve a clear, confident plan in a high-stakes market. With deep local knowledge and a marketing-led, white-glove approach, we help you weigh new construction against resale, identify the best-fit options, and move on your timeline. When you are ready, connect with Carol Russo and Robin Marriott for curated guidance tailored to Westlake.

FAQs

What are the biggest cost differences between new construction and resale in Westlake?

• New construction often has higher price-per-square-foot and upgrade costs, while resales may require renovations, so compare a 5-year budget including taxes, insurance, and maintenance.

How long does a new build usually take in Westlake?

• Spec homes often take 3 to 9 months, while custom builds commonly run 9 to 12 months or more depending on design, permitting, weather, and trade availability.

Do I need an inspection for a brand-new home in Westlake?

• Yes, plan for at least a pre-drywall and final inspection by an independent third party to verify quality and address issues before closing.

How do property taxes work for new construction in Denton County?

• New improvements are added to the appraisal rolls and assessments can change in early years; check Denton County Appraisal District procedures and ask about exemptions.

Can I negotiate with a builder the same way as a resale seller?

• Yes, but it may look different; builder negotiations often focus on upgrades, closing credits, or rate incentives, and spec homes are often more negotiable than custom builds.