Hi. I'm Diane McNelis, Award winning Texas Realtor(R) with Coldwell Banker Southern Homes. Selling and Buying homes in Southeast Texas can be complicated. I'm here to help. When we work together I become your advocate. My goal is to get you the best deal possible and to exceed your service expectations. On my blog, I share tips and strategies for selling and buying homes in Southeast Texas.

New Construction

Three Advantages to Buying New Construction in Beaumont and Lumberton Texas

When I pulled the Southeast Texas MLS data just a few minutes ago, a search for complete new construction homes gave me forty seven (47) results.  When I search for all active listings there are over 1,300.  One disadvantage of buying new construction is the limited availability.  But let's talk about the advantages of buying a new home in Beaumont.  

With new construction one thing is obvious:  everything is new!  With brand new you can expect minimal upkeep and maintenance for the first few years.  The second advantage with buying a new construction home you can check out the builder reputation on multiple sources.  You can't always do this with a resale.  The third advantage of buying new construction is less worry about a home inspection and underlying repair issues that will have to be negotiated in the escrow process prior to closing.  

Should You Buy an Existing Home or New Construction?

Should You Buy an Existing Home or New Construction? | MyKCM

Finding the right home to purchase today is one of the biggest challenges for potential buyers. With so few homes for sale and construction of newly built homes ramping up, you may be wondering if you should consider new construction in your search process. It’s a great question to ask, and one to look at from the pros and cons of what it means to buy a new home versus an existing one. Here are a few things to consider when making the best decision for your family.

New Construction  

When buying a new home, you can often choose more energy-efficient options. New appliances, new windows, a new roof, etc. These can all help lower your energy costs, which can add up to significant savings over time. With programs like ENERGY STAR, your home also helps protect the environment and reduces your carbon footprint.

Lower maintenance that comes with a newer home is another great benefit. When you have a new home, you likely won’t have as many little repairs to tackle, like leaky faucets, shutters to paint, and other odd jobs around the house. With new construction, you’ll also have warranty options that may cover portions of your investment for the first few years.

Another solid benefit to new construction is customization. Do you want a mudroom, stainless steel appliances, granite countertops, hardwood floors, an office, or a multipurpose room to homeschool your children? These items can be customized to your specific needs during the design phase. With an existing home, you’re buying something that’s already completed, so if you want to make changes, you may need to hire a contractor to help get your home ready for your family.

Existing Home

When buying an existing home, you can negotiate with the current homeowner on price, which is something you generally don’t get to do with a builder. Builders know their material and construction costs, and they have a price set for the model you’re buying. So, if you want to negotiate, then maybe an existing home will be best.

For many families, having an established neighborhood is also important. Some buyers like to know the neighbors, if it’s family-friendly, and traffic patterns before making a commitment. When you buy new construction, you won’t have a full view of some of those details until the lots around you are sold.

Finally, timing comes into play. With an existing home, you can move in based on the timeline you agree to with the sellers. With new construction, you need to wait for the house to be built. Depending on the time of the year you’re buying and the region you’re in, the weather can also be a factor in the timeframe. This is something really important to keep in mind, especially if you need to move sooner rather than later. Over the past few months with COVID-19 and social distancing regulations, some areas for new construction have been delayed.

Bottom Line

Whether you want to buy a newly built home or one that’s already established, both are great options. They each have their pros and cons, and every family will have different circumstances driving their decision. If you have questions and want to know more about the options in our area, let’s connect today so you can feel confident making a decision about your next home.

Want the list of 47?

If you would like a list of the forty seven complete new construction homes that are available for purchase in the Southeast Texas market.  Contact me.  Text, call, email.  I respond to them all.  Right now there are only three complete new construction homes in Lumberton, five in China and five in Beaumont W4.  





93 New Construction Homes Currently For Sale in Southeast Texas MLS

  New Construction Sales



Five things to know if you are looking to buy a newly built home in Southeast Texas:

  1. The neighborhoods with the most newly built homes for sale are Acadian Quarters in Bridge City,  Barrington Heights in Beaumont, Bergeron in Hamshire, Copper Point in Lumberton, Diamond D in Beaumont, and Dominion Ranch in Port Arthur.
  2. The average price range for the new construction homes that are currently listed for sale in the SETX MLS is $$332,052
  3. Expect to pay between $120-$140/SF of living space.  Most amenities equal higher price/SF.
  4. Most newly built homes will have a lot size of 1/4-1/3 of an acre.  
  5. Builder may negotiate a little on price depending on the inventory they have.

If you would like to find out more about any newly built home in Southeast Texas, I can help.  There is no cost to the buyer when working with a buyer's agent on the purchase of a new home.  




David Huerta Home Builder, New Home For Sale in North Vidor,Texas

Take a look at this beautiful new home that is offered for sale by David Huerta Homes.  This house has so many high quality features that come in your more expensive custom homes. 

Located in North Vidor in a newly developed residential community.  The home is approximately 2000 square feet with 3 bedrooms.  Priced in the low to mid 200's. 

For more information contact Diane McNelis, REALTOR, Coldwell Banker Southern Homes at 409-504-9097 or here on the blog just click the contact link. 

New Construction Homes in Southeast Texas

Looking for a new home?  Do you want a brand new home that is being sold by the builder?  One that has never been owned by anyone else and one that is complete, not still under construction... 

Right now, as of Feb. 17, 2015, you would have 32 homes in Southeast Texas to choose from, according to data from the Southeast Texas Multiple Listing Service. 

Take a look at the chart.

New Construction compete Feb 2015

There is a wide range of prices in new construction with a low of $139,900 and a high of $519,000 but you will find on average you will pay about $120 per square foot of living space for new construction in Southeast Texas neighborhoods. 

The majority of these new construction homes are priced on average in the 200's.  Currently, there are 6 brand new homes listed under $200,000 and there are 11 listed above $300,000. 

Now, if you are not in a hurry and can wait for the builder to finish construction on a home then you have a lot more choices.  There are 100 homes listed in the Southeast Texas MLS that are new construction complete and incomplete. 

Want to find out more about buying from a builder in Southeast Texas?  Click the contact link on the blog or comment on FB for a no cost guide on what you should know before you buy a new construction home from a builder in Southeast Texas.



New Construction Sales in Southeast Texas in 2014

2014 new construction sales

It was a good year for new home sales in Southeast Texas.  Over 180 homes classified as complete or incomplete new construction sold in 2014 (not to count any that might close today).

  • The total sales volume was over $44 million 
  • The average price was $239,594
  • The average number of days on the market was 152
  • Lumberton had the highest number of sales at 67

If you are interested in the average price of sales or days on the market for any neighborhood in Southeast Texas contact me.  I can email or snail mail you a customized home sales report.  Just contact me by phone, text, or use the contact link here on the blog.  Tell me the neighborhood you are interested in and where to send the report.  There is no cost for the reports.  It is a complimentary service I provide for clients that I'm working with. 

All data is gathered from the Southeast Texas MLS.


New Construction Inventory Homes In Southeast Texas, No Excess Here!

Slow construction

With a little less than 5% of the homes for sale in Southeast Texas being new complete construction, you can applaud the home builders for not over-building in a slow housing market.

In fact, there are just 73 single family homes listed in the Beaumont MLS as new complete construction.  There is a category called new incomplete construction.  Those are homes started by builders but not yet finished.  I'm not talking about those homes here.  Today's focus is on the new residential construction that is complete and waiting for a buyer. 

Here's three things to think about:

  1. The area with the most complete new homes is Port Arthur with about 20% of the total number.
  2. The average number of days these homes have been on the market is 264 with a high of 586 in Nederland and a low of 25 in Beaumont's W6 area.
  3. The average price of a new complete construction home in Southeast Texas is $217,417.

Take a look!

Construction inventory 

If you want to know more about new construction in Southeast Texas, contact me.  There's so much more information I provide my clients to help them make the best purchase.  I can help you too. 

Home Builders In Southeast Texas Don't Negotiate

2-4-2011 3-53-45 PM 
This smart chart shows the number of homes currently listed as new construction in the Beaumont multiple listing service (MLS), the median price and the average number of days those homes have been on the market.  It also shows the total number of homes listed as complete new construction that sold in 2010. 

But back to the headline, in Southeast Texas home builders don't negotiate.  At least not much it seems.  In 2010, there were 154 homes listed as new construction in the Beaumont multiple listing service (MLS) that closed.   Here's how much the home builders negotiated off the asking price in specific ares on average:

  1. Groves                      7%
  2. Lumberton              1%
  3. Orange County      1%
  4. Orangefield             4%
  5. Port Arthur             5%
  6. Port Neches            2%
  7. Beaumont W4        1%
  8. Beaumont N6         2%
  9. Nederland                1%

That's not a lot of negotiating.  Consider it was a slower than normal year for home sales and one has to be impressed that the home builders were able to stick to their asking prices the way they did.  There's something to be said for not over building a residential housing market with too much inventory.  (Just ask a lot of people in South Florida about that.) 

But don't be fooled, there are ways to negotiate with a home builder.  You can get a good deal on a new home in this real estate market.  Want to know more?  Just contact me.  I'll help you find the best deal out there. 




New Construction in Southeast Texas: What can you buy for less than $200k

Front door 1 You don't have to have a mega budget to buy a brand new home in Southeast Texas.  Here's a quick list of communities where you can find a brand new home for under $200,000.

  • Dominion Court  See Map of Location  Here you will find a selection of homes already complete in sizes from 1700-1900 square feet of living space.
  • Westwood Heights in Lumberton is too new for google maps.  On Marble Falls Drive you will find a new 4 bedroom, 2 bath with 1877 square feet of living space for $176,900.
  • In Bridge City you can find new homes on Cypresswood.  Prices starting at $179,900.
  • In Vidor, Corbett Homes is building an 1800 square foot 3 bedroom, 2 bath home for the 180's
  • In Beaumont, Springwood see google map  and Windemere click here for google map  are the neighborhoods to go to.  You'll find a high quality home about 1700 square feet with a lot of bells and whistles that you find in the much more expensive custom homes priced under $200,000.

If you are looking for more information on new construction in Southeast Texas just contact me I'll be glad to help.

Slow Construction Zone in Beaumont, Texas

Slow constructionIts hard to be a home builder in Southeast Texas these days.  Since May 1, 2010 a grand total of eleven brand new, builder owned homes have closed in Beaumont, Texas.  Data comes from the Beaumont MLS. 

Those that did close averaged 183 days on the market.  That's six months for the mathematically challenged.  What to know how many brand new homes are available and waiting for a home buyer to come along?  Right now there are fifty one listed in Beaumont alone. 

You might be thinking the builders must be wheelin' and dealin' with home buyers about now.  That's where you'd be wrong.  Of the eleven sales that have occurred since May 1st all have been full price except for four. 

The average asking price of the homes that sold is $256,009.

The average sold price is $252,490.

Southeast Texas home builders seem content to hold on to their inventory rather than sell it at reduced prices in a difficult real estate market.  That's a good thing for other home sellers.  When the builders starting cutting prices, resale values also fall.  Buyers will buy new over resale when the prices are equal as a general rule of thumb. 

What are you going to pay for new construction in Beaumont, Texas?

In the Westend neighborhoods of Barrington Heights, Cottage Grove, The Meadows and Fairfield expect to pay from $110-130 per square foot of interior living space.  Out in Windemere you'll find a better price.  Just Construction is building a new home with granite, crown molding, and a lot of bells and whistles for about $105 per square foot. 

Now don't get me wrong there are good deals to be found but if you have your heart set on a brand new home be prepared to pay close to the builders price.  Even though its a slow time for residential construction - at least in Beaumont, Texas- the home builders seem prepared to wait on the right price instead of the fast sale.

Guess the Southeast Texas Neighborhoods with the Most New Construction Sales in 2010

Front door We are just shy of half way through 2010.  Home sales were at record lows in the first quarter.  Fortunately, April's spring weather and the tax credit expiration gave the housing market a needed boost. 

You can add the home sales from January, February and March and you'll get pretty close to the number of homes that sold in April but I digress.

Today, for your reading pleasure I thought I'd look at which neighborhoods have had the highest number of new construction sales so far this year.  There are the familiar neighborhoods - if you live here you know the ones I'm talking about- and there are a few new-comers.  Without further suspense, here's the six top selling neighborhoods for the first five and a half months of the year with the number of sales, average price per square foot of living space, and the highest sales price. 

New Construction Sales

Keep in mind these are the new construction sales only.  There have been resales in these neighborhoods too.  Data is from the Beaumont MLS. 

Another interesting stat is the days on the market.  These new construction homes averaged 146 days on the market.  Builders have been negotiating off their asking price in some cases but not much.  Most of these sellers/builders averaged close to 97% of their asking price. 

Want to know more?  Subscribe to SETexasRealEstateTalk.com for weekly residential housing market updates.  Its easy just click the subscribe icon in the upper right column or contact me and let me know what you are looking for.