Why Homebuyers Should Consider New Construction

Greenville’s for-sale landscape has shifted in a way few buyers expect: more than half of what’s actively listed right now is new construction from production builders. For shoppers who keep refreshing their searches and seeing a wall of “to be built” or model renderings, that’s not a glitch—it’s the market. And in this episode of Selling Greenville, the host lays out a practical, no-spin guide for deciding if a builder home is the right move this year.

Below is a buyer-first explainer, grounded entirely in what was shared on the show—what “production” actually means, how the process differs from a resale, where pricing gaps sit, what’s improved since 2021–2022, and how to spot value without needing a contractor’s license.

Homebuyers Should Consider New Construction

“Why Homebuyers Should Consider New Construction” isn’t just a catchy title; it’s a reflection of what buyers actually encounter when they look at homes in today’s Greenville MLS. Roughly 2,600 active listings are out there in a typical recent week—and about 1,400 of them are new builds. That leaves only ~1,200 resales, which is less than what Greenville sometimes closes in a single busy month. In short, whether you love the idea or not, new construction is likely to be half (or more) of your viable options.

Production Builders vs. Custom Builders (And Why That Matters)

The episode focuses on production builders—the large-scale outfits that build at volume. Expect a menu of five to ten floor plans, preset elevations, and a design center to choose finishes from. You won’t bring your own architect’s plans and “make it your way.” In some neighborhoods, the builder has already slotted floor plans to specific lots; your “choice” is picking the lot.

Custom builders are a different route entirely—bring a plan, tweak what you want, and build a one-off. But that path is expensive, harder to staff (the best contractors are busy), and almost guaranteed to run long and over budget. It’s a fine option for larger budgets, longer timelines, and high flexibility; it’s not the norm for most buyers.

Why New Construction Keeps Showing Up in Your Search

The past few years bent the market. From 2021 to 2022, many buyers were pushed to new construction because they kept getting outbid on resales. Today, buyers are still drifting toward new builds—but for a different reason: there just aren’t many resales to choose from. When half or more of the active market is builder inventory, that naturally pulls shoppers toward builder models, spec homes, and “to-be-built” listings.

Misconception #1: “Builders Don’t Work With Buyer Agents”

With one widely known national exception, builders like working with buyer agents. Why?

• The agent absorbs a lot of the day-to-day handholding—questions about process, timelines, and expectations—so the builder can follow its streamlined system.

• A good agent shows up at the right times (pre-drywall, final walk, etc.), catches issues early, and helps prevent miscommunication from turning into delay.

  
  

Right now, most production builders are actively courting agents—often paying standard commissions and, in many cases, adding agent bonuses on top. And no, skipping the agent doesn’t mean you “get” that extra money as a buyer. Builder incentives to agents do not convert to buyer cash if you go it alone; that’s not how their programs or legal structure works.

Misconception #2: “Quality New Construction Is Out of Reach”

Quality and price vary by builder, by neighborhood, and by spec level—but there are competitively priced, well-built options. The trade-off is predictability and scale: production means more standardized floor plans, smaller lots, and less flexibility. If you’re expecting a one-off architectural statement on a half-acre yard inside suburban Greenville, new construction is probably not the match.

What The Numbers Actually Say (2020 vs. The Last 6 Months)

The host pulled MLS data to compare costs:

• 2020

  • New construction sold: 3,120

  • Median new construction price: $250,000

  • Median resale price: $229,000

  • Gap: ~9% premium for new

    
    

• Most recent six months

  • New construction sold: 2,105

  • Median new construction price: $317,000

  • Resale sold: 4,770

  • Median resale price: $281,000

  • Gap: ~13% premium for new

    
    

So yes, the spread between new and existing has widened—supply chain costs and the pandemic build cycle played a role. But there’s important context…

What’s Improved Since 2021–2022

That “wild west” phase is largely behind us:

• Price shifts mid-contract? Builders used to reserve the right to bump pricing due to supply volatility. That practice has largely disappeared as processes stabilized.

• Timelines? They’re more reliable now. No one’s promising perfection, but they’re not shrugging at the calendar either.

• Stalled inspections and utility delays? Better than 2021–2022, when third parties were swamped.

  
  

Even better, builders are dealing with higher mortgage rates head-on. Rate buydowns are common—think 3.99% in year one, 4.99% in year two, 5.99% from year three on (exact structures vary). Add in frequent closing cost help, free upgrades, and meaningful warranties, and that ~13% price premium can be offset in the early years for buyers who need payment relief now and hope to refinance later.

How To Evaluate a Builder (Without Being a Builder)

If you’re vetting production builders, do the simple, smart homework:

1. Drive older communities by the same builder—ideally at or slightly below your target price point. How do they look a few years on?

   
   

2. Look at rooflines. Basic gables everywhere suggest lower build complexity; more articulated roofs imply more cost invested.

   
   

3. Study elevations. Do fronts and sides have character or read as flat planes?

   
   

4. Scan trim and finishes. Is crown molding used judiciously or barely?

   
   

5. Check siding. Vinyl is budget-friendly; fiber cement (e.g., Hardie plank) is a step up. Many budget builders have shifted toward fiber cement, which is a plus.

   
   

No toolbelt required—just a few drive-bys and a patient eye.

Spec Homes Are Not “Lesser Homes”

“Spec” is often used dismissively, but in production neighborhoods, a spec home is built the same way as the one a buyer designed from dirt. County inspections still apply; standards still apply. The difference is timing: you’re stepping in after the builder has already made the plan and made the final decisions.

Manage Expectations: Flexibility & “Bones”

Compared to five years ago, builders are less flexible on one-off modifications. It’s the nature of scaling: the more exceptions, the more a production system breaks down. That can include “simple” requests (moving a doorway, opening a wall) that collide with certificates of occupancy or community standards. A seasoned buyer’s agent can sometimes help secure reasonable tweaks—just don’t bank on turning a production build into a custom build.

And about those “great bones”: production homes meet county standards and are built to today’s methods. They’re not trying to recreate a heavy-framed 1970s structure. If your benchmark is “like Granddad built,” you’ll likely be disappointed. Go in clear-eyed.

Lot Size, Privacy, and Why “Early” Beats “Late”

Greenville’s newer neighborhoods—budget and luxury alike—often sit on smaller lots. That’s how the math works today, and HOA-maintained settings reinforce it. If you want elbow room, expect to look farther out or shift price brackets.

When you do pick a community, buying earlier beats buying later:

• Better lot choice. Later phases tend to leave the least desirable lots behind.

• Fewer “sameness” restrictions. Builders don’t want identical exteriors adjacent to each other. If both neighbors are already built, your choices of plan, elevation, and exterior colors narrow.

Appliances, Warranties, and Where Builders Skimp (and Don’t)

Production builders typically spec budget-level appliances. You can sometimes negotiate upgrades, but expect builders to keep those packages tight. The offset: warranties on new construction are typically far stronger than what you’d get tacked onto a resale. For buyers who value “set it and forget it” during the first years, that warranty safety net matters.

Should You Consider New Construction?

Given how few resales are on the market, many buyers have to. But even if you don’t, there are good reasons to lean in now:

• Incentives are rich: rate buydowns, closing cost help, and upgrades are common.

• Timelines and pricing are steadier than they were a year or two ago.

• Warranties reduce early-years risk.

  
  

The big trade-offs: smaller lots, less modification flexibility, and a standardized look. If those are acceptable, new construction may be the most straightforward path to getting a home this year.

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Bottom Line

In Greenville today, new construction isn’t a niche—it’s half the market. Production builders control much of the active inventory, and after the whiplash of 2021–2022, the process has stabilized. Yes, new builds carry a larger premium than in 2020 (about 13% vs. roughly 9% back then), but builders are actively buying down rates, contributing to closing costs, offering upgrades, and backing it all with warranties. If you can live with smaller lots, standardized plans, and fewer custom tweaks, this is a compelling avenue—especially when resale choices are scarce. A seasoned buyer’s agent can shield you from the noise, negotiate the right extras, and help you spot the neighborhoods that still look great five years on.

Ien Araneta

Journal & Podcast Editor | Selling Greenville