New Construction · Greater Austin Metro
The builder’s agent
works for the builder.
I work for you.
The independent, buyer-side guide to new construction homes in Austin. Search new-build listings across the metro, compare communities and builders honestly, and get builder-paid representation on your side of the table.
Luke Allen, REALTOR, TREC #788149 · Information About Brokerage Services
Builder-paid representation
The builder pays my fee, in most cases.
On Texas new construction the buyer-agent fee is typically built into the price and paid by the builder, and you will see the exact terms in writing before we tour. Bring me and you get an advocate; go in alone and the builder’s rep keeps it.
Why buy with a buyer's agent
Everything the model-home sales office will not do for you
The person in the builder's model home is paid to protect the builder. This is the other side of the table, and on new construction the builder pays for it in most cases, in writing before you tour.
Builder-paid representation
On new construction the builder pays the buyer-agent fee in most cases, so my fee is typically covered and shown to you in writing before you tour. Go in alone and the builder's rep keeps it.
Honest community intel
Real MUD and PID tax rates, school-assignment caveats, commute truth, and which builders and phases actually hold value. Not brochure copy.
Incentive negotiation
Rate buydowns, closing-cost credits, and design-center allowances change weekly. I push for the current, best deal on the specific home.
Contract and inspections
Builders use their own contract, not the TREC form. I read it, and I arrange the pre-drywall and final inspections the builder's rep will not.
Live from the MLS
Search Austin new construction
Every new-build home on the market across the metro, on a live map you can draw on. Filter by price and area, then bring a buyer's agent the builder pays for in most cases.
New ConstructionCourtesy of ERA Experts
New ConstructionCourtesy of Perry Homes Realty, LLC
New ConstructionCourtesy of ERA Experts
Based on information from Unlock MLS (the Austin Board of REALTORS, ACTRIS) for the period through the most recent sync. Listing data is provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties. All information is deemed reliable but is not guaranteed and should be independently verified. Properties may be listed by brokerage firms other than Austin Marketing + Development Group; the listing broker is shown with each home where the MLS provides it.
By the numbers
The Austin new-construction market, honestly
Dated, sourced figures with the caveats most listing sites leave out. New construction is an unusually large share of Austin inventory right now, which is leverage for buyers who use it.
Approx share of active Austin-metro listings, Unlock MLS / ABoR, spring 2026
The builder pays buyer representation in most cases, built into the price and disclosed in writing before you tour
Rate buydowns, closing-cost credits, and design allowances, 2026, varies by builder
Travis, Williamson, Hays, Bastrop, and Caldwell
Figures as of July 9, 2026. Incentives and inventory move constantly; ask for the current, dated numbers on a specific home.
Featured community
Easton Park, southeast Austin
One of the metro’s most amenity-rich master plans: the 14,000 square foot Union amenity center, a resort pool, and 13.1 miles of trails, at prices well below central Austin. The honest tradeoffs are its elevated Pilot Knob MUD tax rate, near 2.6 percent, and its Del Valle ISD assignment, and that is exactly the kind of thing I put in writing before you fall for a base price.
More community guides
- Kissing TreeBrookfield's 55+ community with golf and a 20-acre amenity campus. Two product lines whose dues differ by $180 a month, and a published tax rate from an earlier year.West San Marcos, Hays County, age-restricted
About $373K to $680K - NolinaA Georgetown address zoned to Florence ISD, with a MUD and a school tax rate higher than Georgetown ISD's. None of it hidden, none of it what the address implies.Northwest Georgetown off Ronald Reagan Boulevard
About $370K to $776K - Viceroy Residences AustinAustin's first hotel-brand condominiums without the hotel, selling now for a 2027 delivery. Not on the MLS, and the registration rule decides whether you get your own agent.300 & 301 Pressler St, Clarksville, between downtown and Lady Bird Lake
About $800K to $6M - Sauls Ranch EastNew construction inside city limits with no MUD, so it costs more per foot and hundreds a month less to carry than the master plans up the road.Off Creek Bend Boulevard, backing the Brushy Creek greenbelt
About $750K to $935K - Parkside on the RiverSplit down the middle by a school district line you cannot see from the address, and the community's own builder-based rule no longer matches the listings.1,500 acres on the San Gabriel River, southwest Georgetown
About $487K to $1.34M - LariatThe metro's biggest new-home community: nine builders, three separate price markets, an elementary school inside the gate, and a MUD.688 acres off CR 214, between the forks of the San Gabriel
About $350K to $1.05M
New homes by area
Shop new construction by suburb
Each suburb trades commute, price, taxes, and schools differently. Start with the area that fits, and see live listings plus the honest buyer-side read.
The city itself · Austin ISD
Roughly $300,000 to well over $2 million for new construction
North of Austin along I-35 · Georgetown ISD
As of early 2026, new construction generally runs from the mid $300s
North of Austin along I-35 · Round Rock ISD
As of 2026, new construction in Round Rock generally runs from the high $200,000s
Northwest of Austin · Leander ISD
New construction in Cedar Park is limited and skews higher than the outer suburbs
Northeast of Austin · Hutto ISD
Hutto is among the most affordable new-construction markets in the metro
West of Austin · Dripping Springs ISD
Dripping Springs skews higher-end
Northeast of Austin · Manor ISD
As of 2026, new construction in Manor generally runs from the high $240,000s for entry-level and smaller-lot homes to the upper $500,000s, with a median around $360,000
Southeast of Austin · Bastrop ISD
As of 2026, new construction generally runs from the high $240,000s to the mid $700,000s, with a median around $390,000
South of Austin along I-35 · San Marcos CISD
As of 2026, new construction runs from the low $180,000s for townhomes and smaller homes to around $700,000 for Hill Country homes in La Cima, with a median around $340,000
East of Austin along US-290 · Elgin ISD
As of 2026, new construction in Elgin commonly runs from the high $170,000s for entry-level and townhome product to the low $700,000s for larger and acreage homes, with a median around $295,000
West of Austin on Lake Travis · Lake Travis ISD
Lakeway is a luxury market
Northwest of Austin · Leander ISD
In 2026, most new construction runs roughly $330,000 to $700,000, with entry townhomes and smaller-lot homes in communities like Bryson and Palmera Ridge on the low end
South of Austin along I-35 · Hays CISD
Approximately high $200s to $700,000-plus for new construction
Northwest of Austin · Liberty Hill ISD
As of mid-2026, new-construction homes generally run from the mid $300s
South of Austin along I-35 · Hays CISD
Roughly the high $200s to $700s-plus for new construction in 2026
Northeast of Austin · Pflugerville ISD
New construction runs roughly the high $290s
Northeast of Austin on US-79 · Taylor ISD
As of 2026, new construction generally starts in the mid $200s from value builders
Southeast of Austin near ABIA on SH-71 · Del Valle ISD
As of 2026, new construction ranges from the mid $200s for entry-level homes in the scattered subdivisions along SH-71 up to the mid $600s in the new Revelry master plan, which is opening with Tesla-employee and first-time-buyer incentives
Far north of Austin on I-35 · Jarrell ISD
As of 2026, new construction is among the cheapest in the metro, commonly starting in the low $200s
More ways to explore
Find your new home the way you actually shop
By builder, by commute, by budget, or by the numbers. Every path is a buyer-side guide, not a brochure.
Buyer-side profiles of the metro's builders, value to luxury: who fits whom, what to watch for, and how to negotiate one.
This monthBuilder incentivesThe rate buydowns, closing credits, design allowances, and quick move-in price cuts Austin builders are actually offering now.
By commuteNew homes near your jobTesla, Samsung, the Domain, Apple, Dell, and downtown, mapped to the suburbs that actually commute best.
RelocatingMoving to Austin for work?Employer-by-employer relocation guides, Apple, Tesla, Dell, and more, plus how to buy a new build from out of state.
By budgetShop by priceNew construction under $300K, $400K, and $500K, with the suburbs and tradeoffs that fit each budget.
By tierLuxury new constructionNew builds priced $1M and up across west Austin, the lakes, and the Hill Country.
The shortlistBest communities, rankedAn honest, buyer-side ranking by value, schools, amenities, luxury, and commute. Not a brochure.
Run the numbersTrue cost calculatorSee the real monthly payment on an Austin new home, MUD and PID taxes included.
Run the numbersBuydown calculatorWhat a builder's 2-1 or 3-2-1 rate buydown really does to your payment, and how it compares to a price cut.
LearnNew-construction guidesAnswer-first guides: contracts, inspections, incentives, MUD taxes, and spec versus build.
By communityMaster-planned communitiesDeep guides to the metro's biggest new-home communities, with the MUD and school reality.
How it works
Four steps to an advocate on your side
The whole model works because the builder already pays buyer representation. Your only job is to bring your agent before you tour.
Register before your first visit
Reach out before you tour a builder. Registering your representation on the first visit is what keeps the builder paying my fee later.
Shop communities and builders
We compare communities on the things that matter: tax rate, schools, commute, builder reputation, lot, and resale.
Negotiate the real deal
I push on incentives, upgrades, and price, and compare the builder's lender to an outside quote on real numbers.
Review, inspect, and close
I read the builder's contract, coordinate independent inspections, and represent only you through closing.
Client reviews
Rated 5.0 across 6 verified reviews
Luke Allen was incredible to work with during my search for a place in East Austin. From the very beginning, he was responsive, knowledgeable, and genuinely invested in helping me find the right fit, not just any option. He made the entire process feel smooth and stress-free, which is saying a lot in a competitive market like Austin.
“I had an amazing experience working with Luke while buying a home in Austin. From start to finish, he made the entire process smooth and stress-free.”
“I recently had the pleasure of working with Luke Allen and cannot recommend him highly enough. Luke demonstrated a deep understanding of the real estate market, providing valuable insights that helped me make informed decisions.”
Good to know
New construction questions, answered
- Do you need a Realtor to buy a new construction home in Austin?
- You do not have to, but it is almost always in your interest. On Texas new construction the builder typically builds a buyer-agent commission into the price whether or not you bring an agent, so representation is effectively already paid for. If you go in alone, the builder's on-site salesperson represents the builder and keeps that commission. Bringing your own agent, with the builder covering the fee in most cases and disclosed in writing before you tour, puts a licensed advocate on your side for the contract, incentives, lender comparison, and inspections.
- Does the builder really pay for buyer representation on new construction?
- For the buyer, yes, in the normal case. Austin-area builders generally set the sales price to include a buyer-agent commission and pay it at closing. Because that cost is already in the price, using a buyer's agent does not raise what you pay. You should still sign a written buyer-representation agreement, which Texas requires, and confirm the specific builder's co-broke terms up front.
- How much of the Austin market is new construction?
- New construction has been a large share of active Austin-metro inventory recently, roughly a quarter of active listings in spring 2026 per Unlock MLS and ABoR data cited by local analysts. That is unusually high for a major metro and it means builders are competing hard for buyers with incentives. Verify the current share, which moves with the market.
- What incentives are Austin builders offering right now?
- In 2026 Austin-area builders have been aggressive: mortgage-rate buydowns (including 2-1 buydowns and promoted rates below 5%), closing-cost credits, design-center allowances, and flex-dollar packages often in the $10,000 to $30,000 range on move-in-ready homes. Incentives change constantly and by community and are usually best on standing inventory a builder wants to close by quarter-end. Ask for the current, dated offer on a specific home.
- What is a MUD or PID tax on an Austin new home?
- Many new master-planned communities around Austin sit in a MUD (Municipal Utility District) or carry a PID (Public Improvement District) assessment that funds the roads, water, and amenities. These add to your annual property-tax bill, sometimes meaningfully, and they are easy to overlook behind an attractive base price. A buyer's agent reads the full tax rate for a specific community so you compare the true monthly cost, not just the sticker.
- Should I use the builder's lender or an outside lender?
- It depends on the real numbers, not the sales pitch. Builders often tie their biggest incentives (rate buydowns, closing-cost credits) to using their in-house or preferred lender, which can genuinely be the better deal, or can hide a higher rate or fees. The right move is to get a competing quote from an outside lender and compare total cost side by side. A buyer's agent helps you run that comparison honestly.
Builder-paid representation
Get a buyer's agent on your side of the table
The builder's on-site agent works for the builder. Luke Allen works for you, and on new construction the builder pays his fee in most cases, disclosed in writing before you tour. Ask him which communities fit your budget, what the real incentives are this month, and what to watch for in a builder's contract before you sign.
Luke Allen
Licensed Texas REALTOR, TREC #788149
Austin Marketing + Development Group