Thinking about a new build in McKinney but not sure where to start? You are not alone. Between builder incentives, MUD taxes, and phased amenities, there is a lot to compare before you sign. In this guide, you will learn how new construction works in McKinney, what to watch in contracts, how inspections and warranties protect you, and the steps to move in with confidence. Let’s dive in.

Why new construction in McKinney

McKinney is growing fast with many master-planned communities. Builders release homes in phases, so your timing affects lot choices and how soon amenities like the pool or trails open. Ask for the community’s build schedule and amenity timeline, so your expectations match reality.

School boundaries can influence resale value. Parts of McKinney fall within McKinney ISD and some areas overlap with neighboring districts. Always verify the specific lot’s current school assignments directly with the district.

McKinney and Collin County keep permit and inspection records. Reviewing a builder’s permit history and your lot’s inspection status can help you understand quality controls and timing. This is a smart step before you commit.

Step-by-step buying timeline

Get ready: budget and preapproval

Start with a clear budget. Get preapproved with at least one independent lender in addition to any builder’s preferred lender. Compare rates, fees, and required conditions tied to incentives. Know your must-haves such as lot size, floor plan, accessibility options, and energy features.

Engage a buyer’s agent who has experience with new construction in Collin County. Builders often cooperate on commissions, and having an advocate helps you navigate contract terms and deadlines.

Choose the community, builder, and lot

Study the current phase and what comes next. Early phases may offer more lots and introductory incentives, but you may live with ongoing construction for a while. Later phases feel more complete but may have fewer options and higher prices.

Request community documents early. Ask for plats, CC&Rs, HOA budget details, the amenity schedule, and any MUD or special district information. Compare each builder’s standard features versus upgrade costs, and understand lot premiums tied to orientation, cul-de-sacs, or proximity to parks.

Contract and deposits

Expect a proprietary builder purchase agreement, not the standard TREC resale form. Pay close attention to earnest money rules, refundability, option windows, and change order deadlines. Ask for a written calendar of selections and cutoffs, plus where your earnest money will be held.

Many items are negotiable depending on inventory and demand. You can often negotiate price, closing cost credits, rate buydowns, appliance packages, landscaping, and upgrade allowances. Get every promise in writing.

Build and inspections

Typical milestones include foundation, framing, pre-drywall, insulation, finishes, and Certificate of Occupancy. Production homes often take 4 to 9 months. Larger or more customized homes can take 9 to 18 months or more. Delays happen, so plan a backup housing option just in case.

Hire an independent inspector with new-construction experience. Schedule inspections at slab, pre-drywall, and final, and plan an 11 to 12 month walkthrough before the first-year warranty ends. Keep all change orders in writing with cost and timing impact.

Closing and move-in

You close once the Certificate of Occupancy is issued and loan conditions are cleared. Complete a detailed walk-through and punch list before closing. Document every item and confirm timelines for repairs within the builder’s warranty or a written repair agreement. Ask when HOA dues begin and whether any special assessments apply.

Contracts and incentives

Builder contracts to watch

Builder agreements often favor the builder’s timelines and limit buyer contingencies. Review clauses covering earnest money refundability, delivery delays, liquidated damages or penalties, materials allowances, and dispute resolution. Some builders offer a short option period for review at a fee. Confirm details in writing.

Financing choices

Spec or inventory homes typically close like resale properties using a standard mortgage. To-be-built homes may use construction-to-permanent loans or other products that convert to a mortgage at completion. Ask lenders about draw schedules, whether lot premiums are included, and how VA or FHA financing works with the builder’s process.

Incentives and rate buydowns

Common incentives include closing cost help, temporary mortgage rate buydowns, credits toward upgrades, appliances, or HOA dues. Incentives often require you to use the builder’s preferred lender or title company. Compare the net number, not just the headline. A higher base price or higher rate can offset a big credit.

Taxes, MUDs, and fees

Many new McKinney communities use Municipal Utility Districts or other special districts to fund infrastructure. MUD taxes and bond obligations can affect your annual tax bill. Request current MUD and special district information for your exact lot and factor the rate into your monthly budget.

The Collin County Appraisal District determines appraised values. New construction usually receives its first appraisal that reflects land plus improvements. After closing, apply for your homestead exemption and any other eligible exemptions to reduce taxes.

Ask when HOA dues start, what they cover, and whether the community has planned assessments for future amenities. Review the HOA budget and reserve planning if available.

Inspections and warranties

Recommended inspection points

Plan four independent inspections. Consider a pre-foundation review if accessible, a pre-drywall check of framing and rough mechanicals, a thorough final inspection before closing, and an 11 to 12 month warranty walkthrough. Inspectors who know new construction can spot routing issues and workmanship concerns early.

Typical warranty structure

Most builders provide a layered warranty format. Workmanship and materials are often covered for one year. Mechanical systems like HVAC, plumbing, and electrical may have limited coverage for up to two years. Structural coverage typically extends up to 10 years and is often through a third-party provider. Request the full warranty packet, terms, and claims contacts.

Filing and tracking claims

Document issues with photos, dates, and written descriptions. Submit claims through the builder’s warranty channel and keep copies of all communications. If a claim stalls or is denied, review your warranty terms and dispute resolution steps. Major issues may require escalation to a third-party warranty provider or counsel.

Compare builders and phases

What to check

Look at a builder’s past project quality, on-time completion, warranty responsiveness, and the resale track record of prior neighborhoods. Review city or county permit histories and any correction orders. Ask for references and speak with recent homeowners.

Compare standard inclusions and energy features like window specs, insulation R-values, and HVAC efficiency. Evaluate lot premiums, drainage, easements, and future nearby road plans. Review HOA rules and architectural controls, especially if you want outdoor additions later.

Early vs later phases

Early phases can offer more lot options and possible incentives, but you may wait for amenities and live near ongoing construction. Later phases usually feel established with completed amenities and mature landscaping. Choices may be limited and pricing higher.

Resale factors

Plan with resale in mind. Lot orientation, nearby future development, floor plan functionality, energy performance, and the builder’s reputation all affect value. Ask your agent for comparable sales from similar builders and neighborhood sections.

Common pitfalls to avoid

• Signing without clear earnest money refund rules. Get refundability terms in writing and know when deposits go hard.
• Relying only on the builder’s lender offer. Compare net cost and long-term rate impacts with an independent lender.
• Overlooking MUD taxes or special assessments. Request the current rate and projected tax burden before you commit.
• Assuming upgrades are included. Get an itemized list of standard features and upgrade pricing.
• Skipping independent inspections. Builder inspections are not a substitute for your own inspector.
• Not verifying amenity timelines. Confirm the schedule for pools, parks, trails, and retail.
• Ignoring school boundary checks. Verify the lot’s current assignments with the district.

Quick buyer checklist

• Get preapproved with an independent lender and compare with builder offers.
• Hire a buyer’s agent experienced in Collin County new builds.
• Request CC&Rs, HOA budget, community plats, amenity schedule, and MUD details.
• Review the builder contract with your agent or attorney.
• Put selections and upgrades in writing with prices and timing impact.
• Schedule inspections at slab, pre-drywall, final, and month 11 or 12.
• Track milestones and request weekly or milestone updates.
• Complete a thorough punch list before closing.
• Collect the full warranty packet and contacts.
• Apply for your homestead exemption after closing.

Ready to compare options?

If you want a clear plan tailored to your timeline, lot priorities, and budget, let’s talk through your short list and numbers. With neighborhood-level insight across McKinney and Collin County, I can help you weigh incentives, taxes, and build timelines so you buy with confidence. Start your home journey with Allison Keegan.

FAQs

Should I use a builder’s lender for incentives in McKinney?

• Compare the net benefit by getting a quote from an independent lender and the builder’s lender, then weigh any credits against rate, fees, and long-term cost.

How much earnest money is typical on new builds?

• It varies by builder and market; focus on when the deposit becomes nonrefundable and get refundability rules and option windows in writing.

Can I get an inspection contingency on new construction?

• Some builders allow a short option period for a fee; negotiate this early and schedule independent inspections at key build stages.

What should I know about MUD taxes in Collin County?

• Many new communities use MUDs to fund infrastructure; request current MUD rates and bond details for your specific lot and include them in your budget.

How long does a new build in McKinney take?

• Production homes commonly take 4 to 9 months depending on materials, weather, and labor; larger or more customized homes can take 9 to 18 months or more.