Last Updated on October 24, 2025 by admin
I remember standing out in a muddy field in the Teravista subdivision back in 2018, the Central Texas sun beating down, as a young couple asked me if they’d ever see their dream home finished. The foundation was just a slab, and the summer rains had turned the lot into a red clay soup. Fast forward to today, and that entire street is lined with beautiful homes, kids playing in the driveways. That’s the journey of new construction here in Round Rock – a bit chaotic at times, but incredibly rewarding in the end.
In my 8 years helping folks navigate the new home build process in Round Rock, I’ve seen the market transform. We’ve gone from a steady trickle of developments to a fullblown boom, especially in the masterplanned communities popping up all over. If you’re considering a new build here, you’re making a smart move – but you need a local’s perspective to avoid the pitfalls. Let me walk you through what’s really happening on the ground.
The Round Rock New Construction Landscape: What It’s Really Like
Round Rock has this unique vibe – we’re a city that proudly hangs its hat on being the “Sports Capital of Texas,” but we’re also a major tech hub thanks to our proximity to Austin. This creates a fascinating, and sometimes frantic, real estate environment. The demand for housing here is relentless, and builders know it.
Most of the new construction activity is concentrated in a few key areas. You’ve got the established, massive masterplanned communities like Teravista and Forest Creek that are still adding new phases. Then there’s the explosive growth happening in the northeast part of Round Rock, near the Kalahari Resort and the new Apple campus. That whole corridor is just exploding with new subdivisions.
But here’s the local challenge I see time and again: the soil. A lot of folks don’t realize that much of Round Rock sits on what we call expansive clay. This stuff swells when it’s wet and shrinks when it’s dry. I’ve seen more than one homeowner panic when they see a hairline crack in their foundation a year after moving in. It’s usually normal settlement, but it’s something any good builder here must account for with proper foundation engineering. It’s not a question of if the ground will move, but how much, and a quality builder plans for it.
Meet the Builders: Who’s Shaping Round Rock’s Skyline
We have a real mix operating here. You’ve got the large national production builders who can get you a home quickly, and then the smaller, semicustom folks who offer more personalization. Each has their place.
I’ll never forget a client, a retired couple from California, who were deadset on using a big national builder for their retirement home in Forest Creek. They loved the model home. But when we walked the lot, I noticed the backyard sloped significantly more than the others on the street. I pointed out that the standard foundation package might not be sufficient. They brought in a structural engineer (on my recommendation), and sure enough, they needed extra pierandbeam support, which that builder wasn’t willing to cover. They ended up going with a different, more flexible builder who handled it from the start. That’s the kind of ontheground insight you need.
Based on actual local presence, here are some established providers in Round Rock:
David Weekley Homes — Building in several masterplanned communities throughout Round Rock, known for a higher level of finish.
Taylor Morrison — Active in the northeast Round Rock growth corridor, offering a range of floor plans.
Legacy Classic Homes — A strong local Texas builder with a presence in the Teravista area.
Perry Homes — Another Texasbased builder with multiple active subdivisions in the city.
Now, here’s an insider secret a lot of sales agents won’t tell you: the model home is often a “show” home, packed with thousands of dollars in optional upgrades. The base price you see advertised is for a much more basic version. Always, and I mean always, ask to see a “base spec” home or at least a detailed list of what’s standard versus what’s an upgrade in the model. It’ll save you from serious sticker shock later.
Decoding Builder Incentives for 2025
Ah, incentives. This is where it gets interesting. In a hot market like Round Rock, incentives can come and go like the breeze. As we look toward 2025, the smart money is on incentives that help with the two biggest pain points for buyers right now: mortgage rates and closing costs.
Here’s what you’re likely to see offered by builders in Round Rock this coming year:
- Rate Buydowns: This is the big one. Builders often partner with their preferred lenders to offer temporary or permanent rate reductions. A “21 buydown” is common – your rate is 2% lower than the market rate in year one, 1% lower in year two, and then it settles at the agreedupon permanent rate for the life of the loan. In a highrate environment, this is pure gold.
- Closing Cost Contributions: A builder might offer to pay a set amount, say $10,000 or even more, toward your closing costs. This effectively lowers the amount of cash you need to bring to the table.
- Free Upgrades: This is a classic. Instead of cutting the price, they’ll throw in upgraded countertops, appliances, or flooring. This can be a great value, but you have to make sure you actually want the upgrades they’re offering.
Wait — actually, let me rephrase that more clearly. The most valuable incentive is almost always the one that puts cash back in your pocket or lowers your monthly payment. A free upgraded fridge is nice, but a lower mortgage payment saves you money every single month for 30 years.
To be completely honest, I’ve made the mistake myself of getting dazzled by a long list of “free” upgrades without doing the math on the monthly payment. A lower sales price or a lower rate is almost always better for your longterm financial health than a fancier faucet.
What Does a New Home Actually Cost in Round Rock?
Let’s talk numbers. Round Rock isn’t the cheapest place to build, but it’s also not the most expensive in the Austin metro. We’re in a mediumtohigh cost state, but our local costs are a bit tempered compared to, say, central Austin.
Most homeowners looking for a new construction singlefamily home here spend around $450,000 to $650,000 for a quality build in a good subdivision. You can find entrylevel options starting in the high $300s, but they get snapped up fast and often come with smaller lots. On the upper end, the semicustom and custom builds in places like Brushy Creek or some of the newer estates can easily push into the $800s and beyond.
That price per square foot? You’re generally looking at $150$200/sq ft for a production builder, and $200$250+/sq ft for a semicustom experience. And don’t forget the lot premium! If you want a pieshaped lot that backs to a greenbelt instead of another house, that could add $20,000 to $50,000 to your base price right off the bat.
Navigating the Red Tape: Round Rock Permits and Rules
This is where my experience really pays off for clients. The City of Round Rock has a pretty efficient, but strict, building department. They’ve seen a lot of growth and they know what they’re doing.
Your builder will handle most of this, but it’s crucial for you to know the process. Everything starts at the Round Rock Planning and Development Services Department. They oversee zoning, platting, and building permits.
One specific local quirk: water conservation. Given our Central Texas climate with hot, dry summers, the city has landscape and irrigation rules aimed at reducing water use. There are restrictions on the type of turf grass you can plant and requirements for efficient irrigation systems. Your builder should be on top of this, but I’ve seen a few who tried to cut corners and had to redo entire yards. It pays to ask, “How are you ensuring the landscaping meets the city’s water conservation code?”
For statelevel regulations, you can verify a builder’s credentials through the Texas Real Estate Commission (TREC). And for construction standards, the Texas Department of Licensing and Regulation (TDLR) oversees the state’s building codes.
Your Blueprint: A Practical Guide to Getting Started
If you’re ready to dive in, here’s the stepbystep I give all my clients.
- Get PreApproved: Not prequalified – preapproved. This shows builders you’re serious and tells you exactly what you can afford. In a competitive market, this is your golden ticket.
- Research Builders & Neighborhoods: Drive through the communities. Don’t just look at the model homes. Look at the homes that are already built and occupied. How do they look after a few years? Talk to residents if you can.
- Hire Your OWN Agent: This is critical. The agent in the model home works for the builder. You need a buyer’s agent who represents your interests. (And yes, the builder almost always pays their commission, so it doesn’t cost you anything). I can’t stress this enough.
- Negotiate the Contract & Incentives: Everything is negotiable. The price, the incentives, the closing timeline. Your agent should help you structure the offer to be most appealing to the builder.
- Inspect, Inspect, Inspect: I recommend (no, I insist on) three key inspections: prefoundation pour, predrywall, and final walkthrough. Hire an independent, licensed inspector. The $1,000 or so you’ll spend is the best insurance policy you can buy for your new home.
Frequently Asked Questions by Round Rock Homebuyers
How long does it typically take to build a new home in Round Rock?
From signing the contract to getting the keys, plan on 7 to 10 months for a production builder. Semicustom can take 1014 months. This can vary wildly based on weather (those spring rains can cause delays), supply chain issues, and how busy the builder is. I had one client’s build get delayed two months because of a nationwide window shortage.
Are there any hidden costs I should be aware of?
Beyond the obvious ones like lot premiums and upgrades, watch out for landscaping (sometimes it’s not fully included), window coverings (model homes have them, yours won’t), and a potential “postconstruction” tax bill. Your first tax bill is often based on the vacant land value. The following year, it’ll be reassessed with the home, which can be a significant jump.
Should I use the builder’s preferred lender to get the incentives?
You should absolutely get a quote from them, but you are almost never obligated to use them. Have your own lender run the numbers separately. Sometimes the incentive is so valuable that it’s worth it, even if their rate is slightly higher. Other times, you can use the builder’s offer to negotiate a better deal with your own lender. It’s a math problem, not a loyalty test.
What’s the number one mistake you see people make?
Falling in love with a model home and not asking what’s upgrade vs. standard. They see the gorgeous quartz counters and builtin shelving and assume it’s all included. The reality is often starkly different. Always, always get the standard features list and compare it directly to the model you’re touring.
The Final WalkThrough
Building a new home in Round Rock is an adventure. It’s stressful, exciting, and ultimately one of the most rewarding things you can do. You get to pick your lot, your floor plan, your finishes – you’re creating a home that’s truly yours from the ground up.
But you need a guide. You need someone who knows which builders have a reputation for standing behind their work, which neighborhoods have the best resale value, and how to navigate the unique challenges of building on Central Texas soil.
If you’re in Round Rock and thinking about new construction, start by driving the neighborhoods on a Saturday afternoon. See which ones feel like home. Then, before you ever step foot in a model home, find a local buyer’s agent who knows this market inside and out. It’ll make all the difference.