Torn between the sparkle of a brand-new build and the character of a resale home in Keller? You are not alone. In a market as established and desirable as Keller within the Fort Worth–Arlington area, both paths can work well, but the right choice depends on your budget, timeline, and lifestyle. This guide breaks down the real numbers, timelines, taxes, warranties, and neighborhood factors that matter most so you can move forward with confidence. Let’s dive in.
Keller market context, briefly
Keller is an established Tarrant County suburb with a strong single-family housing base and steady demand driven by quality of life and community amenities. For current pricing and inventory trends, rely on locally sourced data and monthly metro updates from the Texas A&M Real Estate Center. Your agent can also pull neighborhood-level comps from the MLS so your decision is rooted in up-to-date facts.
Cost differences in Keller
Buying new and buying resale have different cost structures. Understanding where the dollars go will help you compare apples to apples.
New construction costs
New homes often advertise a base price, but many features are optional. Upgrades, landscaping, fencing, and window coverings can raise the total. Builders may offer incentives like closing-cost credits or rate buydowns, which can offset costs but sometimes come with conditions. In newer subdivisions, verify whether the property lies within a Municipal Utility District. MUD taxes add a separate line to your tax bill to fund infrastructure. Review the Texas Comptroller overview of MUDs and confirm details through the Tarrant County Appraisal District.
Resale costs
Resale prices are market-driven and often reflect condition, location, and seller motivation. You may negotiate repairs or credits after inspection, and you might find a lower price per square foot than nearby new builds. Plan for near-term maintenance items such as roof, HVAC, and appliance replacement if they are approaching end of life.
Customization and design
If you want to personalize your home from day one, early-stage new construction offers the most flexibility. Floor plans tend to favor open living, energy-efficient systems, and modern primary suites. If you buy a builder’s inventory home, finish choices may already be set. Resale homes trade customization for immediate occupancy. You can remodel over time, but layout changes and major updates can be expensive and disruptive.
Maintenance and warranties
New homes usually come with written builder warranties for workmanship, systems, and structure. The common pattern is one year for workmanship, two years for major systems, and up to ten years for structural elements, though exact terms vary by builder. Review the written warranty and repair process, and use the punch-list period to document concerns. For background on warranty expectations, see the NAHB guidance on new-home warranties. Resale homes do not carry builder warranties, so a thorough inspection is key. Budget for future capital items if components are older.
Energy efficiency and codes
New construction must meet current local building codes and often includes efficient HVAC, insulation, windows, and appliances. That can lower utility bills compared to older homes without updates. For permitting and code enforcement, the City of Keller building and planning resources outline how builders obtain permits and pass inspections.
Location and lifestyle
New neighborhoods may sit on the edges of Keller or in expanding subdivisions. You might get new infrastructure and amenities as phases build out, but you could experience ongoing construction and fewer mature trees. Established neighborhoods often offer mature landscaping, proven commute patterns, and a lived-in community feel. Many Keller subdivisions, new and established, have HOAs with rules for exterior changes and amenities funding. Always review HOA covenants, budgets, and any initiation or transfer fees before you commit.
Schools and attendance zones
School boundaries influence many buyer decisions in Keller. Zones can shift as districts rebalance, so verify the address aligns with your expectations using the official Keller ISD resources. When comparing homes, factor in potential boundary changes over time, commute needs, and nearby community amenities.
Financing and appraisals
Builders often promote preferred lenders that can offer incentives, including rate buydowns or closing-cost help. Incentives can be valuable, but always compare the total cost over the life of the loan with independent lenders. The CFPB overview of buying from a builder is a great primer on how to evaluate lender offers and contract terms. Appraisals on new builds can be tricky if there are few comparable sales in the immediate phase, so discuss appraisal strategies with your agent. Resale transactions usually have more comps, which can help support the value.
Contracts, deposits, and timing
Builder contracts differ from the standard resale contract. Expect larger deposits or milestone payments, and confirm which amounts are non-refundable. Timelines for a to-be-built home can run several months, while a completed inventory home can often close much faster. In a resale transaction, earnest money is typically smaller, with a standard option or inspection period that allows for repair negotiations.
Inspections and punch lists
Inspections are crucial for both paths. On a new build, try to schedule a pre-drywall inspection, a final inspection, and a detailed walk-through for a punch list before closing. Some builder contracts limit inspection amendments or access, so get clarity upfront. Resale transactions usually include a standard inspection contingency that can lead to repairs or credits.
Taxes, HOAs, and MUDs
Texas property tax bills reflect overlapping jurisdictions such as city, county, school district, and sometimes special districts. In newer areas, a MUD may add a dedicated tax for infrastructure. Confirm current and projected taxes with the Tarrant County Appraisal District and review the Texas Comptroller overview of MUDs. Also confirm HOA dues, amenity costs, and any initiation or transfer fees that apply at closing.
Floodplain and insurance
Always check flood risk on a specific lot, especially if you are considering a home near creeks or drainage areas. Use the FEMA Flood Map Service Center to determine if a property lies in a zone that requires flood insurance. Home insurance in Texas varies by location and roof age. Review coverage options and premiums with your carrier early in the process. For guidance, visit the Texas Department of Insurance consumer pages.
Decision checklist
Use this quick checklist to compare specific homes side by side:
- Location and lifestyle: City limits, commute patterns, nearby parks and services.
- Schools: Verify attendance zones through Keller ISD.
- Total cost: Price plus upgrades, estimated closing costs, HOA fees, MUD taxes if applicable, and property taxes via the Tarrant County Appraisal District.
- Financing: Compare builder incentives against independent lenders using the CFPB overview.
- Timeline: Move-in needs vs. construction timing.
- Condition: Inspection plan for resale; inspection stages and warranty terms for new builds.
- Legal docs: HOA covenants, builder contracts, warranty documents, and any non-refundable deposit clauses.
Which path fits you
- Priority: Move in soon with minimal work. Consider new inventory homes or updated resales with clean inspections.
- Priority: Best price per square foot or larger lot. Resales in established neighborhoods may deliver more space and mature trees at the same budget.
- Priority: Maximum customization and modern layout. Early-stage new construction allows you to tailor finishes and features, with tradeoffs in timeline and potential cost creep.
- Priority: Predictable monthly payment. Compare builder incentives carefully with all-in costs such as upgrades and potential MUD taxes. A well-priced resale with a competitive mortgage may be more affordable overall.
Your next steps in Keller
- Verify that any new build is properly permitted and will receive a certificate of occupancy before closing. The City of Keller building and planning page is a helpful reference.
- Confirm property tax details and whether a MUD applies through the Tarrant County Appraisal District and the Texas Comptroller’s MUD overview.
- Check flood risk for your short list using the FEMA Flood Map Service Center.
- Compare financing options and incentives using the CFPB builder-buying guide.
If you want a clear, side-by-side comparison of specific Keller homes, we are here to help. Our team pairs neighborhood-level expertise with a calm, step-by-step process tailored to your timeline.
Ready to weigh new construction against resale with a local expert by your side? Connect with Shannon Johnson to map your best next move in Keller.
FAQs
How do new build prices compare to resale in Keller?
- It varies by neighborhood and condition; compare base price plus upgrades and taxes for new builds against recent MLS comps for resales, and use metro context from the Texas A&M Real Estate Center.
What surprise costs come with new construction in North Texas?
- Common extras include upgrades, landscaping, window coverings, HOA initiation or transfer fees, utility hookups, and MUD taxes in certain subdivisions.
Are builder warranties meaningful in practice?
- Yes, when documented clearly; many builders offer 1-year workmanship, 2-year systems, and longer structural coverage. Confirm the written terms and repair process. See NAHB guidance.
Can I use my own lender and still get builder incentives?
- Sometimes; incentives may be tied to preferred lenders. Compare the total cost of funds and terms as outlined in the CFPB builder-buying overview.
How do I judge construction disruption in a new subdivision?
- Ask about community phases, projected timelines, and your lot’s location. Visit at different times and review permits and plans with the City of Keller.
How will property taxes change after a new build?
- Expect your tax bill to reflect full improvements once the county appraises the completed home; verify rates and assessments with the Tarrant County Appraisal District.
What inspection stages should I insist on for a new build?
- Try to arrange pre-drywall and final inspections, plus a detailed punch-list walk-through before closing. Confirm access and remedies in the builder contract.
How do HOA rules affect modifications and rentals in Keller?
- HOAs often regulate exterior changes, landscaping, amenities, and rental rules. Review covenants, budgets, and any pending assessments before you commit.
