New Construction vs Resale Homes in Boerne

Thinking about a brand-new home with that fresh paint smell, or a charming resale in an established Boerne neighborhood? You are not alone. Many Kendall County buyers weigh build timelines, incentives, inspections, and total cost before deciding. In this guide, you will learn how new construction and resale compare in Boerne, what to watch for with lots and inspections, and how to time your move in the next 3 to 9 months. Let’s dive in.

Boerne market context

Boerne sits in the Hill Country within the greater San Antonio metro. Buyers are drawn to Boerne ISD schools, scenic lots, and commuter access to San Antonio, with some Austin commuters farther north.

Limited developable land in preferred spots can push you toward new communities on the edge of town or well-located resale homes in established neighborhoods. Many Boerne buyers also seek larger lots than typical urban areas, which shapes both pricing and availability.

New construction: what to expect

Build and closing timeline

• Inventory or spec homes: When finished, closings often mirror resale timing at about 30 to 60 days.
• Quick-move-in homes: Commonly 60 to 120 days, depending on build stage and lender.
• Semi-custom to custom: Expect about 4 to 9 months or more from contract to completion, longer for complex builds.
• Final walkthrough: Plan for a punchlist and warranty handoff just before and after closing.

Price and upgrades

Builders advertise a base price. Popular flooring, cabinets, covered patios, and landscaping can add up. Your delivered price often ends higher than the headline number. Compare the net price of a finished new build to resales with similar features and locations.

Inspections and warranties

• Phase inspections are recommended: pre-drywall, mechanical rough-in, and final. Independent inspectors often catch ducting, framing, insulation, electrical routing, and flashing issues early.
• Warranty structure is typically 1-year workmanship, 2-year systems, and a longer structural term, often around 10 years. Always confirm the exact documentation with the builder.

Energy efficiency

New homes follow current codes and usually include newer HVAC equipment, insulation, windows, and ducting that can reduce operating costs compared to many older resales. Ask for any energy labels, HERS or energy reports, and HVAC specs.

Lots and landscaping

New subdivisions start with minimal landscaping. Consider grading, drainage, privacy plans, and long-term tree growth. Ask to see final grading plans and observe drainage after rain, if possible.

Resale homes: what to expect

Closing timeline

Most resale purchases close in 30 to 60 days with conventional financing. Cash or limited-contingency deals can close faster. Timelines can run longer if you need to sell first or the seller needs a rent-back.

Condition and inspections

Standard inspections cover structure, roof, HVAC, plumbing, and electrical. You can add specialists for septic, wells, pools, or pest/WDI. You will often negotiate repairs or credits after inspections.

Updates and efficiency

Resales may trade a lower price per square foot for future updates like mechanicals, roofing, windows, or energy improvements. Include life-cycle costs in your comparison so you are budgeting with eyes open.

Cost comparison: delivered price vs sticker

To compare apples to apples, look at what you will actually pay to live in the home, not just the sticker.

• Illustrative example: A new build with a $600,000 base may add $35,000 for flooring and cabinets, $15,000 for a covered patio, $10,000 for landscaping, and a $20,000 lot premium, bringing the delivered price to $680,000. A comparable resale at $640,000 might need $20,000 for HVAC and $10,000 for cosmetic updates, for an effective total of $670,000. Your exact numbers will vary by community, finishes, and condition.

• What to compare:

  • New build: base price, lot premium, structural options, design center upgrades, landscaping, window treatments, fencing, and any incentive credits.
  • Resale: list price, expected repairs and updates, appliance replacements, and energy improvements.

Negotiation dynamics in Boerne

Builder incentives

Builders commonly offer closing-cost credits, interest-rate buydowns, free upgrades or appliances, and lot-premium reductions. Incentives often require you to use a preferred lender or title company, and base prices may be adjusted to show discounts. Compare the final net price, not just the incentive headline. Incentives tend to be strongest on inventory homes and near the end of a community phase.

Resale flexibility

Sellers often have more flexibility on price, repair credits, timing, and included items. Your leverage depends on market conditions and seller motivation.

Contracts and contingencies

Builder contracts are standardized and may limit certain contingencies or change-order rights. Having experienced representation review terms, timelines, and warranty language protects your position.

Financing and appraisals

Appraisals can be tricky for both paths if nearby sales lag behind recent pricing or if a new build includes upgrades that are hard to quantify in comps. On new construction, you may see rate buydowns and preferred-lender incentives. On resales, seller credits are common within lender limits. If you are building from scratch, confirm whether you need construction-to-perm financing and how draws and timing will work.

Boerne-specific checks

Septic and well

Outside the town core, many homes use septic systems and private wells. Budget for a septic inspection and pump-out, plus well water testing for bacteria, nitrates, and metals. Review county records if available and be aware of repair costs and any usage limitations.

Drainage and floodplain

Terrain varies across Boerne. Review flood maps where relevant and ask for subdivision drainage plans. In new communities, drainage patterns can shift as neighboring lots finish out, so verify grading and stormwater controls and schedule inspections after heavy rain if possible.

Pest/WDI and maintenance

Wood-destroying insect inspections are customary in Texas. Risk varies by lot exposure and vegetation. Ask for any treatment history and maintenance plans.

HOAs and future phases

Both new and established neighborhoods may have HOAs. Review covenants, restrictions, design guidelines, and financials. For new subdivisions, confirm the timing of future phases and nearby commercial sites, since those can affect daily life and long-term value.

Schools and attendance zones

Boerne ISD is a major consideration for many families. New development can affect capacity and trigger rezoning. Confirm current school assignments and any planned boundary changes directly with the district before you buy.

Move timeline: 3 to 9 months

If you need to move in about 3 months

• Weeks 0 to 2: Get pre-approved, define must-haves, and focus on finished spec homes and resales.
• Weeks 2 to 6: Make offers and schedule inspections immediately after going under contract.
• Weeks 4 to 10: Close within 30 to 60 days, arrange movers and utilities, and finalize insurance and school enrollment.

If you have 3 to 9 months

• Months 0 to 1: Get pre-approved, shortlist communities and floor plans, and interview builders and lenders familiar with new construction.
• Months 1 to 3: Select a community, lot, and plan. Quick-move-in homes may close within 30 to 90 days. From a lot build, plan for 4 to 9 months to completion.
• Months 3 to 9: Monitor construction milestones, schedule phase inspections, confirm closing timing, complete the punchlist, and review warranty documents.

Quick buyer checklist

• Secure pre-approval with a lender experienced in both resale and new construction options.
• Hire an independent inspector for resale and phase inspections for new builds.
• Order septic and well testing when applicable.
• Review HOA covenants and the community build-out plan and amenities.
• Ask for the energy and spec sheet on new builds, including HVAC SEER ratings, insulation, and window specs.
• Verify school assignments and check capacity and rezoning plans with the district.
• Request the builder’s written warranty package and any third-party warranty details.
• Review neighborhood comps to understand appraisal context and avoid overpaying for upgrades.

Deciding between a new build and a resale in Boerne comes down to timing, total delivered cost, and how much you value customization versus mature landscaping and established streetscapes. If you want a clear side-by-side of the best options for your move window, ask for a tailored shortlist of both finished spec homes and resales, plus a multi-stop tour plan based on your priorities. For expert representation and negotiation support from a credentialed local team, connect with Meghan Pelley.

FAQs

What is a typical resale closing timeline in Boerne?

• Most resale homes close in about 30 to 60 days with conventional financing, faster for cash and longer if special timelines or contingencies apply.

How do builder incentives usually work on new homes?

• Builders may offer closing-cost credits, rate buydowns, upgrades, or lot-premium reductions, often tied to a preferred lender or title company, so compare the final net price.

Do I need inspections on a new construction home?

• Yes, schedule independent phase inspections at pre-drywall, mechanical rough-in, and final to catch issues before components are covered.

What should I know about septic and wells near Boerne?

• Many fringe or rural properties use septic and wells; plan for a septic inspection and pump-out plus water testing for quality and safety.

How can appraisals affect my purchase on a new build?

• Appraisals may lag if upgrades outpace comparable sales; review comps and price options carefully to avoid overpaying for items that do not appraise.