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New Construction Homes in the Fox Valley
A new build is a different purchase from a resale. You are buying a plan, a lot and a contract before the house is there.
Dale has bought two new builds of his own, and he walks buyers through the same decisions every week.
A Different Purchase
Why Buying New Is Not the Same as Buying Resale
On a resale you see the house, price it against what sold nearby and negotiate. On a new build there is nothing to walk through yet.
The price comes off a builder price list, the timeline comes off a build schedule, and the paperwork is the builder’s own contract.
That contract is written by the builder’s lawyer. It is not the standard Illinois form your agent uses on a resale. The terms that protect a buyer are the ones you ask to add. Our how to buy a house guide covers the resale side.
Before the Build
What You Are Choosing
You choose the lot, the floor plan and the upgrades. Those three decisions set your price, and most of them are locked before the foundation goes in.
The One Most Buyers Miss
The Sales Office Works for the Builder
The person at the desk is paid by the builder and represents the builder. Bring your own agent to the first visit. Most builders will pay your agent, and some stop honoring that once you have registered alone.
Step by Step
How a New Build Purchase Goes, Start to Finish
Five moves, in order. The second one is the one you cannot undo later.
Step 01
Get Your Financing Sorted
Talk to a lender before you visit a model. Builders ask for a preapproval early, and some offer their own lender with an incentive attached. Compare that offer against an outside one.
Step 02
Bring Your Agent to the First Visit
Register with Dale on the first walk through the sales office. This is the step that cannot be undone later.
Step 03
Pick the Lot and the Plan
Corner lots, walkout basements and a north facing back yard all price differently. Ask what the lot premium is before you fall for a plan.
Step 04
Decide the Upgrades
Some upgrades are cheaper from the builder and some are much cheaper afterwards. Flooring and trim usually price better later. Anything inside a wall does not.
Step 05
Inspect Before You Close
A new house gets an inspection like any other. Book your own inspector for the pre drywall walk and again before closing.
What Is Available
New Construction Around the Fox Valley
Newer subdivisions are spread across the west side of St. Charles, out toward Campton Hills, and south into South Elgin and Pingree Grove.
Three Decisions
What You Decide Before You Sign
These are the three that set your price, and two of them are hard to change afterwards.
One
The Lot
Premiums, drainage and which way the back of the house faces. A lot you can walk in the rain tells you more than a plat map.
Two
The Plan
Square footage is the headline. Ceiling height, window count and where the stairs land are what you live with.
Three
The Money
Builder deposits are larger than a resale earnest money check, and the terms for getting one back are in the contract.
Before You Sign
Ask About Taxes, Not After
A new build gets its assessed value after it is finished. The first tax bill can be based on a bare lot, so it looks low. Kane County works from 33.33 percent of market value. Budget against the second bill. Our Kane County rates post lists the composite rate by school district.
Who This Page Is For
This Page Is for You If
If you are about to walk into a sales office for the first time, read the second point twice.
- You are comparing two subdivisions and cannot tell which lot is worth the premium
- You are about to visit a sales office for the first time
- You have a house to sell before the build finishes
- You want somebody reading the builder's contract who is not paid by the builder
- You are choosing between a new build and a resale in the same price band
Selling First
Start With What Your Home Is Worth
Most new build buyers here own something already. A build schedule and a sale have to line up. That starts with a number on your current house.
Common Questions
New Construction Questions
Do I need my own agent to buy a new build?
No, and that is the reason to have one. The sales office represents the builder. Dale represents you, reads the contract with you and is usually paid by the builder.
When should I bring my agent in?
The first visit. Most builders require your agent to register with you on that first walk through, and after that the door can close.
Are builder upgrades worth it?
Some are. Anything behind drywall is cheaper now. Flooring, lighting and trim are often cheaper from your own contractor after closing.
What happens to my property taxes?
The first bill can reflect a bare lot, so it looks low. Budget for the bill that lands once the finished house has an assessed value.
Can I sell my current home and buy a new build at the same time?
Yes, and the timing is the whole job. A build date moves. Dale plans the sale around the build date.
Still Wondering?
Ask Dale Directly
Every subdivision prices its lots differently. Send us the one you are looking at and we will tell you what to ask.
One Conversation
Before You Sign the Builder's Contract
One conversation before you register at a sales office usually saves more than anything you negotiate afterwards.