Trying to decide between a brand‑new build or an established Plano home? Both paths can work well, but the right choice depends on your timeline, budget, and how you want to live day to day. You want clarity on taxes, HOAs, warranties, and long‑term value before you commit. This guide breaks down the tradeoffs specific to Plano and Collin County so you can choose with confidence. Let’s dive in.
Plano market snapshot
Plano sits within the Dallas–Plano–Irving metro area with strong job centers and steady housing demand. New construction often clusters in master‑planned communities or on the suburban edge, while established neighborhoods see more remodels and infill. Your tradeoff is typically character and location versus newer systems and planned amenities.
City permitting and inspections shape build timelines and code compliance. Special taxing districts such as Municipal Utility Districts (MUDs) appear in parts of Collin County and can add to your annual tax bill. HOAs are common in both new and established subdivisions, and their fees and rules vary by community.
Move‑in timelines
New construction timing
If you choose a new build, move‑in can range from a few weeks for finished spec homes to many months for semi‑custom or custom plans. A common window for tract builds is about 3 to 9 months from contract to closing, depending on stage, backlog, and lender speed. Weather, permitting, supply chains, and subcontractor schedules can introduce delays, so get a written schedule and ask what happens if dates slip.
Existing home timing
If speed matters, existing homes usually close faster. Once inspections and financing clear, many Plano buyers can close in about 30 to 45 days. Confirm typical timelines with your lender and title company so you can plan your move with realistic buffers.
Warranties and protection
New construction coverage
Most production builders offer tiered warranties. A common structure is 1 year for workmanship, 2 years for systems like HVAC and plumbing, and 10 years for structural components. Coverage and exclusions vary, so read the warranty closely, track deadlines, and keep your punch list organized.
Existing home coverage
Resale homes do not come with builder warranties by default. Sometimes sellers provide a home warranty policy, but your main protections are careful inspections and negotiated repairs or credits. If you buy a recently built resale, confirm whether the builder’s warranty transfers.
Lots and neighborhood feel
New subdivisions in and around Plano often have smaller lots, uniform streetscapes, and planned amenities such as pools, trails, and pocket parks. In established neighborhoods you may find larger yards, mature trees, and varied architecture. Review plat maps, easements, and any tree or utility constraints that affect your usable outdoor space.
HOAs and MUD taxes
Many new communities use HOAs or master associations to fund amenities and upkeep. Fees can be higher where there are more facilities. In Collin County growth areas, MUDs are common and levy taxes to pay for infrastructure. These taxes are in addition to city, county, and school taxes and can materially change your carrying costs.
Request full HOA documents, CC&Rs, budgets, reserve information, and recent meeting minutes. For any MUD, review bond schedules and current tax rates so you understand today’s bill and how it may change.
Energy and operating costs
New construction efficiency
New homes are built to current codes and often include higher‑efficiency HVAC, tighter building envelopes, better insulation, LED lighting, and sometimes Energy Star appliances. Builders may offer smart thermostats or solar‑ready options. Ask for the home’s HERS index, HVAC sizing details, and an itemized list of efficiency features.
Existing home improvements
Older systems can use more energy and may need near‑term replacement. Budget for upgrades like HVAC, water heaters, insulation, duct sealing, and windows. You can request utility histories and have your inspector evaluate energy‑related items to estimate future bills.
Maintenance and upfront costs
New builds start with a new roof, appliances, and mechanicals, which helps reduce immediate maintenance. Keep in mind that HOA dues, potential MUD taxes, and optional upgrades can raise your total monthly cost. Existing homes might require repairs or cosmetic updates soon after closing, but depending on appraisal history and exemptions, property taxes can sometimes start lower.
Contracts to watch
Builder contracts in Texas often differ from standard residential forms and can favor the builder. Common features include arbitration clauses, limited inspection access, strict change‑order rules, and tighter financing contingencies. Protect yourself by getting a clear completion schedule with remedies for delays, written allowances and upgrade pricing, and defined inspection rights at foundation, framing, and final stages. Keep every promise in writing.
Financing and incentives
Builders frequently offer incentives such as closing cost help, rate buy‑downs, price adjustments on spec homes, or upgrade credits, especially when you use their preferred lender. Compare any offer against quotes from independent lenders, including rates, points, and fees. Ask for the conditions behind each incentive and evaluate the true net cost, not just the headline credit.
Negotiation tips
For new construction, you can often negotiate lot premiums, timing terms, incentives, and certain upgrades. For existing homes, inspection findings can support requests for repairs, credits, or price adjustments. Market pace matters, so align your strategy with current competition and days on market.
Resale and long‑term value
New homes can draw buyers quickly because of condition and amenities, especially in the first years. Over time, resale strength depends on location, lot size, community stability, attendance zones, and market trends. Established neighborhoods with mature trees, walkability to services, and larger lots often hold broad appeal, though older systems can affect net proceeds if major updates are needed.
Taxes, insurance, HOA dues, and utilities all shape long‑term value. MUD taxes can be higher early on and may change as bonds are paid down. Insurance can be lower on newer systems and roofs, but location and replacement cost play a large role for any property.
Five‑year cost checklist
Use this quick list to compare total cost of ownership over five years:
- Purchase price and expected closing costs.
- Property taxes, including any MUD tax projections and exemptions.
- HOA or POA dues and any planned special assessments.
- Utilities based on efficiency features or utility histories.
- Maintenance and replacements by age of systems and roof.
- Insurance quotes based on location, structure, and coverage level.
- Financing terms, rate buy‑downs, and any builder or seller credits.
What to verify before you choose
If you are buying new construction
- Full builder contract, warranty documents, and punch‑list timelines.
- Written schedule with remedies for delays and confirmed inspection rights.
- HOA and MUD documents, budgets, reserves, and bond schedules.
- Energy documentation such as HERS and HVAC details.
- Preferred lender incentive terms compared with independent quotes.
If you are buying an existing home
- Full home inspection plus specialists as needed for roof, HVAC, plumbing, or termites.
- Seller disclosures and maintenance records.
- Property tax history and recent utility bills.
- Neighborhood covenants and any pending assessments.
Next steps
Both options can be smart in Plano. If you value speed, larger lots, and mature surroundings, an existing home may fit. If you want modern systems, elevated energy performance, and community amenities, a new build can be a strong choice. The best decision comes from comparing true five‑year costs, your timeline, and how each home supports your lifestyle.
If you would like a measured, local perspective and a clear plan from contract to closing, request a private consultation with Debbie Ingram.
FAQs
What is a MUD tax in Collin County?
- A Municipal Utility District funds local infrastructure and adds a separate line to your property tax bill, which can materially increase carrying costs until bonds are paid down.
How long does a Plano new build usually take?
- Many tract and semi‑custom homes take about 3 to 9 months from contract to closing, while delays from weather, permitting, or supply chains can extend timelines.
What warranties do Texas builders commonly provide?
- A typical structure is 1 year for workmanship, 2 years for systems, and 10 years for structural elements, with specific coverage and exclusions detailed in the written warranty.
Do I have to use a builder’s preferred lender?
- No. Builders often offer incentives for using preferred lenders, but you should compare Loan Estimates and net costs against independent lenders before deciding.
Are existing homes more expensive to maintain?
- They can be, depending on the age and condition of major systems and the roof. Budget for near‑term updates and compare utility histories to estimate ongoing costs.
