Trying to choose between a brand-new home and a move-in-ready resale in Johnson Ranch? You are not alone. The tradeoff often comes down to timing, total cost over the first few years, and how much control you want over design. This guide breaks down what matters most in Bulverde so you can make a confident decision. Let’s dive in.
Johnson Ranch context
Johnson Ranch is a master-planned community in Bulverde, which typically means an HOA, community amenities, and builder-selected phases. Active phases, builder lineups, incentives, and inventory can change quickly. Before you decide, confirm the current phase map, HOA rules, and available homesites with on-site sales or a local agent who tracks Johnson Ranch day to day.
Total cost of ownership
A smart comparison looks beyond list price. Consider everything you will carry each month and over the first 3 to 5 years.
Purchase price and premium
- New construction often carries a premium for new materials and modern layouts. Builder incentives can help offset that premium.
- Resales may be priced lower per square foot, but you might budget for updates or immediate repairs.
Closing costs and fees
- New build: Builders often contribute to closing costs or offer rate buydowns through preferred lenders. Incentives may affect pricing or come with conditions. Read the fine print.
- Resale: Closing costs are negotiable after inspections. You will typically pay customary buyer costs unless the seller agrees to credits.
Property taxes
- New build: Assessments may start with the lot and then reflect the completed home. Verify assessed values, exemptions, and how changes phase in with the Comal County Appraisal District and the Tax Office.
- Resale: Current appraised values and any exemptions are visible through local records. Review tax history and confirm how a homestead exemption may affect your carrying costs.
HOA dues and special assessments
- Johnson Ranch has an HOA that maintains common areas and amenities. Dues and what they cover can vary by phase. Ask for CC&Rs, the current budget, and any known special assessments or developer transition timelines.
Insurance and mortgage costs
- Insurance: Newer homes often qualify for lower premiums because they meet current building codes and have new systems.
- Mortgage: If you build, construction or construction-to-permanent financing has different fees and interest during the build. For resales, standard mortgage timelines usually apply. Compare total cost and rate options with a lender experienced in Texas new-build financing.
Utilities and energy costs
- New construction typically includes better insulation, efficient HVAC, tight ductwork, and modern windows, which can lower utility bills if the home meets current standards.
- Older resales might need HVAC replacement or envelope improvements to reach similar efficiency. Factor those upgrades into your budget.
Maintenance and repair budget
- New build: You get new systems and finishes. Immediate maintenance is often minimal, but plan for add-ons like window treatments, backyard landscaping, and fencing that may not be included.
- Resale: Budget for near-term items like roof, HVAC, water heater, or appliance updates based on age and inspection results.
Timelines and transaction flow
How fast you need to move is often the deciding factor.
New-build timeline
- Lot selection and contract: days to weeks depending on availability and design appointments.
- Permitting and foundation: timelines vary with local permitting offices and the builder’s schedule.
- Construction: commonly 4 to 12 months from foundation start depending on plan, options, and weather.
- Final inspections and closing: typically a few weeks after completion.
- Delays can happen with material lead times, subcontractor availability, weather, and inspections. Review your contract for delay allowances and remedies.
Resale timeline
- Offer to close often runs 30 to 45 days with conventional financing.
- You can close faster on a move-in-ready home if everyone is aligned on inspections and appraisal.
Contingencies and risk management
- New build: Contracts may include completion windows, allowances for upgrades, and specific rules for changes. Understand how delays, financing issues, and selections are handled.
- Resale: Inspection and financing contingencies are typical. Repairs, credits, or price changes often follow inspection findings.
Warranties, inspections, and protections in Texas
Know what protection you have and what you should still verify independently.
New-construction warranties
- Many builders provide a structured package that includes workmanship coverage for a year, mechanical systems for two years, and structural coverage for up to ten years through a builder or third-party administrator. Always review what is covered, for how long, and how to file a claim.
Disclosures and HOA governance
- Seller’s disclosure requirements apply to most Texas resale transactions, while builder contracts for new homes may handle disclosures differently. Review all builder-provided documents before signing.
- Property owners’ associations are regulated in Texas. Ask about the HOA’s transition timeline from developer control, reserves, and owner voting rights.
Inspections you should not skip
- New build: Order a pre-drywall inspection and a final inspection by a third-party professional. Confirm access timing in your contract and keep a punch list for your final walkthrough.
- Resale: A full home inspection is standard. Use the option period to identify repairs and negotiate credits or fixes.
Financing and appraisal checks
- New build: Construction loans have different underwriting and draw schedules. Appraisals consider the lot plus the to-be-built home, which can be tricky if comparable sales are limited.
- Resale: Appraisal gaps can still occur. Ask your agent for recent Johnson Ranch comps and discuss strategies if value comes in below contract price.
Design control and negotiation
This is where new build vs resale often feels most different.
Design control
- New build: You pick the homesite, plan, and finish package from the builder’s catalog. Structural changes may be limited or costly. The earlier you contract in a phase, the more choices you usually have.
- Resale: You buy what is there. Renovation after closing is your path to customization, which can be faster than building but still requires time, budget, and contractor availability.
Upgrades and allowances
- Builders often price base packages and then offer tiered upgrades for flooring, counters, cabinets, appliances, and fixtures. If you go beyond the allowance, you pay the difference.
- Compare the total cost of building with upgrades to buying a resale and renovating the kitchen or primary bath after closing.
Incentives and concessions
- New build: Negotiation often focuses on incentives such as closing cost help, rate buydowns, or upgrade credits rather than large base price reductions.
- Resale: You may negotiate price, repair credits, or closing cost contributions based on inspection and days on market. Seller motivation matters.
How to decide: three quick scenarios
- You need to move in 30 to 60 days and prefer a turnkey option. A resale or a completed spec home likely fits best.
- You can wait 4 to 9 months and want lower utility costs, new systems, and your finish choices. A new build aligns with your goals.
- You want a deal and do not mind a project. A resale that needs cosmetic updates or selective system replacements could offer value if priced right.
Johnson Ranch buyer checklist
Before you contract
- Verify current Johnson Ranch inventory, average days on market, and active builders in each phase.
- Confirm HOA dues, CC&Rs, amenity rules, and any known special assessments or developer subsidies.
- Ask for recent comparable sales for both new and resale within Johnson Ranch.
- Obtain and read builder warranty documents and dispute resolution terms.
- Check whether your chosen lot sits in a phase with pending infrastructure expenses.
Financing and closing
- If building, talk with lenders who handle construction-to-perm loans and understand local builder contracts.
- Ask how rate buydowns, lender credits, and caps on concessions work for your loan type.
- Review appraisal strategies for both new and resale, especially if comps are thin.
Inspections and move-in
- For new builds, schedule pre-drywall and final inspections. Keep a punch list for the builder.
- For resales, use the option period to scope repairs and request credits or fixes.
- Verify ages of roof, HVAC, water heater, and major appliances to plan your maintenance budget.
Long-term ownership
- Estimate your monthly carry: mortgage, property taxes, HOA dues, insurance, utilities, and a maintenance reserve.
- Compare expected energy savings in a new home with potential renovation costs in a resale.
Next steps
Whether you choose a new build or a resale in Johnson Ranch, the best outcome comes from clear numbers, realistic timelines, and strong negotiations. You deserve a guide who understands both builder contracts and resale strategy, and who can spot value and risk quickly. If you want a straightforward plan tailored to your move-in target, budget, and wish list, reach out to Annette Power to get started.
FAQs
How do costs compare between new builds and resales in Johnson Ranch?
- New builds can have higher purchase prices but often offer incentives and lower early maintenance and energy costs. Resales may be cheaper upfront but can require updates or repairs soon after closing.
How long does a new build typically take in Bulverde?
- Many builders quote several months from foundation start to completion, with timelines affected by weather, materials, and inspections. Confirm current build times and remedies for delays in your contract.
Can I negotiate with a builder in Johnson Ranch?
- Builders tend to negotiate on incentives like closing costs, rate buydowns, and upgrade credits more than on base price. Leverage improves if a builder has inventory to move.
Do I still need an inspection on a brand-new home?
- Yes. Schedule a pre-drywall inspection and a final inspection by an independent professional, then track items on a punch list for your final walkthrough.
What should I check about the HOA before buying?
- Review dues, CC&Rs, amenity rules, and any known special assessments. Ask about the HOA’s budget, reserves, and when control shifts from the developer to homeowners.
