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 free expert representation on your side of the table.
Luke Allen, REALTOR, TREC #788149 · Information About Brokerage Services
The offer
representation costs you
Texas builders build the buyer-agent commission into the price whether or not you bring an agent. Bring me and it costs you nothing extra. Skip me and the builder’s rep keeps it.
- +Negotiate incentives and upgrades
- +Review the builder's contract
- +Independent inspections
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 it is free to you.
Free representation
The builder pays the buyer-agent commission, so having me on your side costs you nothing extra. 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 free buyer's agent.
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; it is built into the price
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.
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.
North of Austin along I-35 · Georgetown ISD
As of early 2026, new construction generally runs from the mid $300s
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
How it works
Four steps, and it costs you nothing
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 it free 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 costs you nothing extra and puts a licensed advocate on your side for the contract, incentives, lender comparison, and inspections.
- Is buyer representation really free 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.
Free buyer representation
Get a buyer's agent on your side, for free
The builder's on-site agent works for the builder. Luke Allen works for you, at no cost to you, because the builder pays buyer representation. 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