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WHAT SAY YOU, NEW CONSTRUCTION OR EXISTING HOME? - LUXE CLIENT GROU...

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WHAT SAY YOU, NEW CONSTRUCTION OR EXISTING HOME?


BY SUSAN SOLLIDAY NOVEMBER 12, 2022 09:30 PM

WITH LOWER INVENTORY AS WE CLOSE OUT THE HOUSING MARKET IN 2022, BUYERS NEED TO
LOOK AT MORE THAN JUST DESIRED LOCATION. BUYERS NEED TO CONSIDER EVERY AVAILABLE
HOME FOR SALE. AND WHILE EACH HOME HAS ITS UNIQUE CHARMS, NEWLY BUILT HOMES AND
RESALE HOMES COME WITH DIFFERENT UPSIDES AND DOWNSIDES. AS YOU WEIGH WHETHER TO
CHOOSE NEW CONSTRUCTION VS AN EXISTING HOME, READ ON FOR WHAT YOU SHOULD KEEP IN
MIND ABOUT BOTH THESE OPTIONS.

Ticking off the differences between new and old is what you would expect. On the
face of it, it may seem like a simple decision. Newly built homes are – well –
new, and that delivers some definite advantages to the homeowner. You can choose
the floor plan you prefer, state-of-the-art appliances, pick your own finishes,
and energy efficiency. Oh wait, you can get that with an old home too. It’s
called remodeling but it’s not for the weak. It can be handled with a strong
design/construction team however and a lot of upfront planning. But that’s an
entirely different conversation.

Existing properties offer a bit more location flexibility for the buyer, but
they too have their own disadvantages to consider. Financing can sometimes be
difficult to secure, and there can be more competition for choice real estate.

All in all, there’s much to consider when choosing between a newly built home
and a resale property, and it is important to look at all the variables before
making any final decisions.

On the surface, new construction is usually more expensive than a resale home.
For instance, the median sales price of an existing home in the U.S. rose to
$391,200 in April 2022, while the median price of a brand-new home topped
$450,600 that same month — a difference of $60,000. But then often a resale can
often be hiding hidden expenses.

A deeper dive shows us that we also need to consider those hidden costs of
ownership.

Utilities:

New homes are typically more energy efficient than older houses, having been
built with newer building materials, better insulation, and state-of-the-art
tech. Consequently, energy costs should be lower on a new one than on a resale.
Less energy efficiency can mean higher monthly expenditures.

Association Fees:

For buyers considering condominiums or townhomes, monthly HOA fees often
increase significantly after the building has been in place for 5 to 10 years,
as leaks and other repairs increase the cost of maintenance. Homes in planned
communities often come with HOA fees for common areas such as landscaping and
capital expenditure fees for the occasional larger improvement. Many resales can
be found in neighborhoods without HOA fees, saving the homeowner thousands each
year.

Insurance:

There is also the question of insurance, which can have a definite impact on the
cost of ownership. Homeowner’s insurance on a newer home should be less
expensive than with an older property, largely because the building will be new
and up to current standards. Insurance on older homes is typically more
expensive and depending on the location and condition of the property, may be
more difficult to secure.

Property Taxes:

Finally, there is the matter of property taxes. Because older homes are
typically less expensive, they fall into a different tax base than newer homes.
In most cases (but not all) that means that an older home will come with a lower
tax burden for the owner. While this shouldn’t be a deciding point when choosing
between a newly constructed home or a resale property, it is an important
consideration. It can be helpful to look at not only the current rate in an area
but to compare how the rate has changed over time.

With an older home in an established community, you can review the history of
the property’s value, tracking its rise and fall and determining if it is a wise
investment. New builds are dependent on future construction, and the influx of
new buyers, to establish property values, and that can be an unknown quantity.

Location, Location, Location

Most new detached single-family homes are built outside urban areas. Buying in a
developing community typically gives you more options on modern floorplans, but
it may mean you will be living with ongoing construction in the neighborhood for
some time to come. It’s also more likely that a newly built home will be in an
underdeveloped community, with limited access to schools, shopping centers, and
places of worship. Moreover, new housing developments tend to be far removed
from major city centers, meaning your work commute may be greater than you might
like. Long commutes have a major negative impact on happiness.

In comparison, resale homes tend to be in established communities with easy
access to work, schools, and shopping. With an existing property, you also have
more control over your choice of neighborhoods. You can buy into a part of the
city that you know, and that offers the lifestyle and social opportunities that
you want for you and your family. That greater flexibility allows you to target
homes in more favorable school districts, or with closer proximity to work,
worship, shopping, and entertainment. You may find new construction apartments,
townhomes, and even a few single-family homes closer to culture hubs as older
areas undergo a renewal.

More waiting and risk of delays

If you’re looking at spec homes that have been completed, this isn’t a factor.
But if you’re building a custom home or signing up for a home during the
construction process, it could take several months longer than moving into an
existing home. The amount of time will vary by market and builder, so you’ll
want to consider budgeting time for potential delays.

Move in-ready

It’s less likely that you’ll encounter surprises that push back the day you can
move in once you close on a resale. Although there can be penalties to the
builder for construction delays, a delay is a delay and can derail your move-in
plans. Unless you’re buying a fixer-upper or plan to do extensive remodeling
prior to moving in, move-in on a resale happens when you get the keys.

Established neighborhood

One of the pleasures of an established neighborhood is the maturity of the trees
and landscaping, not only along the streets and in the parks, but also in your
neighbors’ yards.

There is also the question of lifestyle, and how your choice of home (and its
location) affects your quality of life. While a newly built home may offer
state-of-the-art amenities, you may be forced to make some concessions to enjoy
those luxuries. Older homes also tend to be in neighborhoods with an established
character, in direct contrast to new housing developments which tend to have a
cookie-cutter quality to them.

Lower-priced options

Existing homes tend to be less expensive than new construction. A Zillow
analysis shows that the median sales price of an existing US home in the fall of
2021 was $354,000 versus $400,000 for a brand-new home. Given material shortages
and inflation, those differences are likely to persist into the near future.

Repairs

Of course, there’s more to the cost of a home than the sticker price, and it is
important to consider the need for any repairs or renovations to the property
you are buying. New homes are unlikely to need any significant repairs for at
least 7 years, and in most cases, those should be covered under warranty. The
opportunity to customize your home during the building process (changing the
floor plan, adding closet space, or upgrading to state-of-the-art appliances)
also eliminates the need for any major renovations.

Older homes, on the other hand, may need some repairs or renovations that will
ultimately increase the total cost of the purchase. Ideally, these should be
minimal, and buyers should be able to address them as time and finances allow.
Most experts agree that you should have the property inspected beforehand and
that you allow for the cost of future repairs and renovations when considering
the total cost of the purchase.

Architectural details and history

Older homes often have a unique architectural charm that you rarely find in
newly built houses, which would be hard and expensive to replicate and that can
sometimes offset the cost of any future repairs or renovations. They also
sometimes have remarkable stories behind them that you become part of when you
move in.

Outdated floor plans

Unless a home has been extensively remodeled, you’re unlikely to find modern
floor plans. In older homes, the kitchens, and bedrooms, even the front rooms,
were built for a different era that may not jibe with the kind of space you’re
looking for.

Outdated technology and fixtures

Old homes can be extremely outdated when it comes to technology. While it’s
possible to upgrade wiring and install smart technology to replace old
thermostats and lighting, it’s more costly to undo something and then redo it
than to install it when the home is being built.

Potential for more repairs and maintenance

Unexpected repairs to older appliances, roofing, and heating systems can also
have you spending money where you didn’t expect to. 

Mortgage Rates

One further financial consideration when buying a home is how easy it will be to
qualify for a mortgage. Following the financial crisis of 2008, most lenders
imposed heightened restrictions on their lending practices, and it has become
more difficult for buyers to get approved for new home loans. Whether buying a
new home or a resale property, buyers should expect to jump through a few hoops
before qualifying for a mortgage. As always, a strong credit score is the best
way to secure a home loan from a traditional lender at the most favorable terms
for the borrower.

It’s worth noting here that it is often easier to purchase a newly constructed
home through the builder’s own financing department. It is in their best
interest to place families in homes, so they are much more likely to approve a
mortgage than a more traditional lender. However, that doesn’t necessarily mean
that buyers are getting the best deal possible, and you may pay a premium for
the ease with which you qualify for the purchase of a newly constructed home
should you obtain your mortgage via builder financing.

Having lived in the Phoenix area for over 30 years, we have a good handle on the
neighborhoods to help guide you in your quest for your perfect Arizona
lifestyle. Give us a call!

Luxe Client Group is the premier source for expert advice and access to luxury
properties, lifestyle, and top real estate news. Share what inspires you on any
of the social media channels. Tag us at @LuxeClientGroup.



22 Nov, 12

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4167 N Marshall Way, Scottsdale, AZ 85251

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