Prosper · Celina · Frisco · McKinney
I help buyers compare communities, evaluate builder incentives, understand the real monthly cost, and negotiate before signing the builder's contract.
Free to you — the builder pays the buyer's agent. Registration takes two minutes and has to happen before your first visit.
Before you tour
New construction is the one transaction where the decision that costs buyers the most money happens in the first ninety seconds — at the sign-in desk.
That clipboard at the door decides who represents you for the life of that community. Once your name is on it without an agent, most builders will not let you add one later — same price, no advocate.
Sales counselors are licensed and they are good at their job. Their job is to protect the builder's price, their contract and their lender. Nothing they tell you is required to be in your interest.
Builder contracts are written by the builder's attorneys. Earnest money is often non-refundable, completion dates are estimates, and the arbitration and warranty clauses limit what you can do if something goes wrong.
The difference
Straight talk
A price cut resets the comps for every home behind yours. That's why the concession shows up as a rate buydown, closing costs or design credits — often worth far more than the discount you were asking for.
New Celina, Prosper, Anna and Aubrey subdivisions frequently sit in a MUD or PID adding roughly $0.30–$1.00 per $100 of value for 20–30 years. On a $650,000 home that can be $200–$500 a month.
But only after you compare it to an outside quote. The incentive is often tied to a higher note rate or points baked into the price. Run both, keep the better one, and use the outside quote as leverage.
A finished home sitting unsold is costing the builder interest every month. That's where the biggest concessions live, especially at quarter-end and year-end.
Models are loaded with structural and design upgrades that are not in the base price. The spec sheet — not the model — tells you what you're actually getting.
Many North Dallas builders take 1–5% up front with no option period the way resale works. Knowing that before you sign changes how much you put down and when.
Phase maps show future school sites, amenity centers, retail pads and six-lane arterials. Buyers who read the phase map before choosing a lot don't get surprised three years later.
The landscape
Highland, Perry, Shaddock, Toll Brothers, David Weekley, Trophy Signature, Pulte, Britton and Bloomfield are all active up here, and each one behaves differently by community and by phase. What matters is less the brand on the sign and more where that builder is in their build-out.
The center of gravity for North Dallas new construction right now. Large master-planned communities with strong amenity packages and long build-out runways — and the highest concentration of MUD and PID assessments in the region. Rate and district differences between two communities four minutes apart can swing your payment by hundreds.
Mature infrastructure, established ISDs, and mostly infill or final-phase construction. Fewer lots, more finished inventory, and PID exposure that's smaller but not zero. This is where buyers who want new but not "far out" end up.
The value corridor along US 75. More house per dollar and aggressive builder incentives, with a longer commute and infrastructure that is still catching up to the rooftops. Verify the district assessments here every single time.
Denton County growth along the 380 corridor and around the lake. Water district (MUD/WCID) exposure is common, and school district boundaries can change between phases of the same community.
Community showcase
No listing spam, no builder marketing copy. Here's the positioning, and the part the model home host isn't going to lead with.
Frisco, Texas
The only gated community overlooking PGA Frisco, with estate-sized lots up to over an acre and prices starting around $2M.
Honest differentiator: The Fields is the largest mixed-use development in Dallas since Castle Hills and Stonebridge Ranch, so you're buying into the metro's newest address — not a finished one.
View Buyer Guide
Prosper, Texas
A high-end pocket community in Prosper ISD, gated on oversized lots with popular semi-custom builders and homes starting in the $800s.
Honest differentiator: it's one of the few gated options in west Prosper, it allows direct lot purchases, and you can even bring your own builder.
View Buyer Guide
McKinney, Texas
A large master plan with ponds, gated neighborhoods, Prosper ISD schools, and a mix of builders starting from the $400s.
Honest differentiator: the remote location is peaceful if you work nearby as a teacher or first responder, but plan on watching the area grow around you for the next 5–10 years.
View Buyer Guide
Celina, Texas
Celina growth-curve living with a relaxed, outdoors-first identity — trails, open prairie and newer builders competing hard for buyers.
Honest differentiator: the incentives here are real because the retail and roads aren't finished yet. You're early, and you should be paid for it.
View Buyer Guide
Celina, Texas
Popular home builders on lots up to 70+ feet wide, anchored by a lazy river and one of the most robust amenity packages in the area.
Honest differentiator: Mosaic sits about a mile from the Dallas North Tollway — a location that should pay dividends once the surrounding commercial corridor fills in.
View Buyer GuideFair questions
Of course they did. The builder's representative is telling you that you don't need someone on the other side of the table. Notice what they never say: that the price drops if you come unrepresented. It doesn't. You are giving up an advocate and getting nothing back for it.
No. Buyer-agent compensation is already inside the builder's marketing budget, whether you use one or not. The one thing that reliably costs you money in new construction is signing the builder's contract with nobody reading it.
Sometimes, for that specific community. It depends on the builder's registration policy and how you signed in. Tell me exactly where you went and what you signed and I'll tell you straight — including when the honest answer is that I can't help in that one community, and which comparable communities are still open.
Tommy made our home purchase from Michigan to Texas seamless! A move across the country can be stressful but Tommy took the tension out of it. We purchased new construction and Tommy was there every step of the way from beginning to end. Professionalism and reliability are fundamental qualities clients seek in an agent to ensure a smooth and successful process. We had a very positive experience and would "HIGHLY" recommend Tommy!
Primary next step
Tell me what you're considering and I'll send back a shortlist of communities that fit — with the real all-in monthly cost, current builder incentives, and where the trade-offs are. No spam, no drip campaign, no listing blast.
Take the Model Home Playbook with you — the three things to do at the door and the four questions to ask before you leave.
Already have a tour scheduled this week? Don't wait on the form.