Buying new construction?
Here is why having your
own agent matters.
Theresa De La Rosa
Broker, REALTOR®
Covenant Heritage Realty | In DFW Living Group
Theresa De La Rosa is a Texas Real Estate Broker with 18+ years of real estate experience. She has personal experience with new construction, from evaluating builders and homesites to navigating the building process. Her focus is on representing your interests in North Texas new construction transactions.
Theresa has practical experience helping buyers evaluate North Texas builders, communities, homesites, incentives, ownership costs, inspections, and resale competition. She also completed her own Pecan Square building experience.
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Search New Construction HomesThe builder rep and your agent: knowing the difference.
Theresa knows new construction from multiple angles. Her family has owned new construction homes. She has listed and sold new construction properties. She has sat at design centers, walked pre-drywall inspections, and reviewed builder contracts. That firsthand experience is what she brings to your purchase.
When you walk into a model home, the sales representative is friendly, professional, and knowledgeable about the builder product. That representative works for the builder. Your own agent, subject to a written buyer representation agreement under current Texas law, represents your interests in the transaction.
“Buyer-agent compensation on new construction varies by builder and community. Compensation is addressed in the applicable representation agreement and is fully negotiable. I review the current policies with you before touring or registering with a builder so you understand your options.”
Builder Sales Rep
- Represents the builder interests
- Negotiates on behalf of the builder
- Knows builder product and pricing
- Does not provide buyer representation
- Not obligated to flag terms favoring you
Theresa, Your Agent
- Represents your interests under a written agreement
- Negotiates price, upgrades, and concessions
- Helps you understand builder transaction documents
- Coordinates independent inspections where permitted
- On your side through closing and beyond
Important: Under Texas law effective January 1, 2026, a Texas license holder working with a prospective residential buyer generally must have a written agreement before showing residential real property or, if no property will be shown, before presenting an offer on the buyer behalf. The agreement addresses services, termination, representation status, and compensation, and must disclose that broker compensation is not set by law and is fully negotiable. This page provides general information; consult a qualified attorney for legal advice.
“I have truly enjoyed working Theresa. She is knowledgeable, professional, and always focused on providing excellent service to her clients. As someone who sells new homes, I appreciate her communication, dedication, and the trust she placed in me. She genuinely cares about helping her clients find the right home and making the entire process as smooth as possible. I highly recommend Theresa to anyone looking to buy or sell a home!”
What Theresa brings to a
new construction purchase.
Theresa grew up around residential construction. That early exposure gave her insight into how builders think, price, and operate long before she earned her license. She has sold new construction properties and lived in new construction homes. Now, as a Texas Real Estate Broker with 18+ years of real estate experience, she works on your side of the transaction. Whether you are comparing builders, evaluating upgrades, or navigating a build from contract to closing, Theresa brings a level of insight built on firsthand experience.
Builder Contract & Transaction Guidance
Builder contracts include timelines, deposits, deadlines, incentives, option selections, and other transaction considerations. Theresa helps buyers understand the business terms, deadlines and transaction requirements contained in the builder's documents, tracks contractual milestones and recommends consultation with a qualified attorney when legal interpretation is needed.
Negotiation Beyond Price
Price is one element of a new construction purchase. Theresa also helps buyers evaluate closing cost credits, HOA cap provisions, warranty terms, and builder concessions to compare the total value of competing offers.
Lender Coordination
Builder-affiliated lenders may offer incentives such as closing cost credits or rate buydowns. Buyers are generally free to shop lenders. Theresa helps buyers compare Loan Estimates including interest rate, APR, points, lender credits, closing costs, and total cash required to evaluate the complete economics of each offer. For veterans and military families financing a new build, our military and veteran real estate resources cover VA home-buying in North Texas from eligibility to closing.
Inspection Coordination
Independent inspections may be appropriate at different construction milestones depending on the builder, contract terms, construction stage, and access permitted. Theresa helps buyers plan inspection opportunities and coordinate with appropriately licensed inspectors where the builder contract allows.
Construction Timeline Awareness
Builders control construction scheduling and delays can occur. Theresa tracks reported construction milestones, communicates with the builder's team and helps the buyer prepare for delays or changes. Construction and closing dates are estimates unless the contract expressly provides otherwise.
Design Center Guidance
The design center can offer many choices at varying costs. I help buyers compare upgrade costs, personal priorities and potential resale considerations. No particular upgrade or selection is guaranteed to produce a financial return.
Resale Considerations
Every new construction decision can affect future resale. Evaluate lot position, floor plan, upgrade costs and market context with long-term resale considerations in mind. Future value and appreciation are not guaranteed.
The Bottom Line
New construction should be exciting, not overwhelming. Theresa has lived in, sold, and represented buyers in new construction homes. With 18+ years of real estate experience and firsthand knowledge of North Texas builders and communities, she brings insight that helps you make informed decisions. She does not guarantee financial outcomes or provide legal advice, but Theresa helps buyers compare their options, negotiate available terms and make informed decisions.
TX & FL
Broker License
License
Builders Theresa works with across North Texas.
Theresa has experience with builders across 8+ master-planned communities in Denton County and beyond. Below are builders she has worked with directly. For current inventory, pricing, and builder-specific details, visit the corresponding community page or contact Theresa.
Last checked: September 2026. Builder participation, pricing, incentives, and available inventory change frequently. Verify current details with each builder or community page.
David Weekley Homes
Theresa has worked with David Weekley in communities including Pecan Square, Harvest, Landmark, Furst Ranch, and The Ridge at Northlake. Verify current participation and availability on the builder's or community's official website.
Highland Homes
Theresa has worked with Highland in communities including Pecan Square, Harvest, Landmark, Furst Ranch, and Wildflower Ranch. Verify current participation and availability on the builder's or community's official website.
Coventry Homes
Theresa has worked with Coventry in communities including Pecan Square, Landmark, Furst Ranch, and Wildflower Ranch. Verify current participation and availability on the builder's or community's official website.
Toll Brothers
Theresa has worked with Toll Brothers in communities including Harvest, Landmark, and Furst Ranch. Verify current participation and availability on the builder's or community's official website.
Drees Custom Homes
Theresa has worked with Drees Custom Homes in communities including Harvest, Landmark, and Furst Ranch. Verify current participation and availability on the builder's or community's official website.
Taylor Morrison
Theresa has worked with Taylor Morrison in communities including Harvest and The Ridge at Northlake. Verify current participation and availability on the builder's or community's official website.
Tri Pointe Homes
Theresa has worked with Tri Pointe in communities including Harvest and Landmark by Hillwood. Verify current participation and availability on the builder's or community's official website.
Perry Homes
Theresa has worked with Perry in Landmark by Hillwood. Verify current participation and availability on the builder's or community's official website.
D.R. Horton
Theresa has worked with D.R. Horton in communities including Pecan Square and Wildflower Ranch. Verify current participation and availability on the builder's or community's official website.
Pulte Homes
Theresa has worked with Pulte in Pecan Square. Verify current participation and availability on the builder's or community's official website.
Chesmar Homes
Theresa has worked with Chesmar in Canyon Falls. Verify current participation and availability on the builder's or community's official website.
Ashton Woods
Theresa has worked with Ashton Woods in communities including Furst Ranch and Wildflower Ranch. Verify current participation and availability on the builder's or community's official website.
Shaddock Homes
Theresa has worked with Shaddock in Furst Ranch. Verify current participation and availability on the builder's or community's official website.
American Legend Homes
Theresa has worked with American Legend in Landmark by Hillwood. Verify current participation and availability on the builder's or community's official website.
Why Theresa Builder Knowledge Matters
Every builder has different contract terms, upgrade pricing, incentive structures, and construction processes. Theresa has worked with builders across Denton County communities. This firsthand experience helps her guide buyers through the process and compare options. Builder participation, pricing, incentives, and available inventory change frequently. Visit the corresponding community page for current details or contact Theresa directly.
Schedule a Builder Strategy Call
Which builders are in
which community.
Each master-planned community features a curated group of builders. Availability, pricing, and lot releases change frequently. The builder details below were last checked September 2026; verify current information on each community page, or contact Theresa for current inventory and incentives. Buyers deciding between Argyle and Northlake can jump straight to the Argyle and Northlake new-construction comparison. Families comparing Northlake communities can also use the moving-to-Northlake guide to weigh schools, taxes, and what is open versus planned. Buyers weighing new construction in the Denton area can use the moving-to-Denton guide to compare Landmark, school districts, taxes,and what is open versus planned. Buyers focused on the Town of Justin can start with the Justin New Construction guide. Northlake-focused buyers can Explore new construction in Northlake, TX. to compare communities, builders, quick move-in homes, and ownership costs.
Pecan Square
NorthlakeHillwood Communities. Pricing varies by builder, phase, and homesite. Northwest ISD. View Community
Harvest
Argyle1,200-acre Hillwood agrihood. Verify current pricing and availability on the community page. View Community
Canyon Falls
Northlake / Flower MoundBuilder participation varies by section. Verify which builders are currently selling on the community page. View Community
Landmark by Hillwood
DentonVerify current builders and phases on the community page. View Community
Furst Ranch
Flower MoundVerify current builders and phases on the community page. View Community
The Ridge at Northlake
ArgyleMaturing community. Argyle ISD. View Community
Wildflower Ranch
North of Fort WorthVerify current for-sale builders on the community page. View Community
Sycamore Cove
Hickory CreekSold out, resale only. Lake Lewisville peninsula. View Community
New construction questions, answered.
Last Reviewed: September 1, 2026. Pricing, builder participation, incentives, and inventory are subject to change. Verify current information directly with each builder.
Do I need a buyer representation agreement to tour new construction in Texas?
Under Texas law effective January 1, 2026, a Texas license holder working with a prospective residential buyer generally must have a written agreement before showing residential real property. If no property will be shown, the agreement is generally required before presenting an offer on the buyer behalf. The written agreement addresses services, termination, representation status, compensation, and must disclose that broker compensation is not set by law and is fully negotiable. This information is provided for informational purposes; consult a qualified attorney for legal interpretation or legal advice regarding your specific situation.
Does the builder sales representative represent me?
No. The builder on-site sales representative represents the builder interests, not yours. Their role is to sell the builder homes and lots. If you want independent representation, you generally need a written buyer representation agreement with your own agent before touring residential property, as required by Texas law effective January 1, 2026.
Who pays the buyer agent on new construction?
Buyer representation and compensation are negotiable and must be documented in writing. Depending on the transaction, compensation may be offered by the builder or seller, paid by the buyer or handled through another agreed arrangement. Builder-paid compensation is not guaranteed. Theresa discusses representation, services and compensation with buyers before they visit or register with a builder so they can understand their options and any potential obligations.
Can I use my own lender when buying from a builder?
Generally, yes. Buyers are typically free to choose their own lender. Builder-affiliated lenders may offer incentives such as closing cost credits or rate buydowns, but those incentives may come with conditions. The best approach is to compare Loan Estimates from both the builder lender and your own lender, comparing interest rate, APR, points, lender credits, closing costs, and total cash required. Consider the complete economics of each offer before deciding.
Should I get an independent inspection on a new home?
Independent inspections may be appropriate at available construction stages, subject to the builder's contract, construction schedule, site-access rules and the inspector's scope. A licensed inspector—not the broker—performs the inspection. Theresa helps buyers understand inspection opportunities and coordinate with appropriately licensed inspectors where the builder contract allows.
What should I compare between builder incentives?
Builder incentives can include closing cost credits, rate buydowns through the builder preferred lender, design center credits, or included upgrades. Compare the total dollar value of the incentive against what it would cost to obtain the same benefit independently (for example, compare a rate buydown cost vs. paying a slightly higher rate with a lender credit). Also consider whether the incentive locks you into a specific lender or upgrade package.
Should I choose an inventory home or build from the ground up?
Inventory homes (spec homes or quick move-in homes) offer immediate occupancy and known pricing, but limited customization. Building from the ground up offers full floor plan and finish selection, but requires waiting through the construction process and accepting potential timeline changes. I help buyers weigh the tradeoffs based on their timeline, budget, and personalization priorities.
How should I compare North Texas new-construction communities?
When comparing communities, consider: home price range and availability, property taxes and HOA/PID/MUD costs, school districts and campus assignments, commute patterns and highway access, builder inventory and available floor plans, community amenities (current and planned), future development plans, homesite characteristics (lot size, orientation, premiums), and resale competition from neighboring homes and other new construction communities. Long-term performance varies by purchase price, lot, floor plan, builder, community stage, ownership costs, surrounding supply and future market conditions. Theresa helps buyers compare those factors, but no community or property is guaranteed to appreciate. I help buyers evaluate each factor based on their priorities.
Do I need a real estate agent for new construction?
A buyer can purchase directly from a builder without an agent. However, the builder sales representative represents the builder. Independent buyer representation can help a buyer evaluate homesites, builder terms, current incentives, financing comparisons, inspections, and transaction milestones. Under current Texas law effective January 1, 2026, a written buyer representation agreement is generally required before a license holder can provide residential buyer brokerage services. I review representation options with every client before touring or registering with a builder.
What upgrades are worth considering in a new build?
Some upgrades may appeal to future buyers while others reflect personal taste. I help buyers compare structural options (added rooms, higher ceilings, extended patios) versus cosmetic selections (flooring, countertops, fixtures) and consider upgrade cost, personal priorities, builder pricing, and potential resale appeal. The long-term value of any upgrade depends on the community, home price point, and future buyer preferences.
Should I buy new construction or resale?
Both have advantages. New construction offers modern features, energy efficiency, builder warranties, and personalization. Resale homes may offer established neighborhoods, mature landscaping, and existing comparable sales data. I help buyers evaluate which option aligns with their goals, timeline, and budget based on current market conditions.
What should I evaluate when choosing a new-construction homesite?
When evaluating a homesite, consider: lot size and dimensions, orientation (which direction the home faces for natural light and energy efficiency), view corridors and privacy, adjacent land uses (future phases, common areas, roads), drainage and grading, easements, premium cost vs. comparable lots, HOA restrictions, proximity to amenities and trails, school access, and how the lot compares to other available inventory in the community.
Ready to explore new construction in North Texas?
Whether you are looking at Pecan Square, Harvest, Landmark, Furst Ranch, Canyon Falls, The Ridge, Wildflower Ranch, or another community, Theresa can help you compare builders, evaluate homesites, and navigate the process with confidence. Buyers comparing the Flower Mound new-construction market can start with the moving-to-Flower-Mound guide, which explains how established resale compares with new construction, plus schools, taxes, and lake access.
Theresa De La Rosa, Broker, REALTOR®, Covenant Heritage Realty, LLC, Texas License #807294
Disclaimer: This page provides general information about new construction buyer representation in North Texas and does not constitute legal advice. Texas law effective January 1, 2026 generally requires a written buyer representation agreement before a license holder shows residential real property or presents an offer. Consult a qualified attorney for legal interpretation or advice regarding your specific situation. Builder participation, pricing, incentives, inventory, and availability are subject to change without notice. Verify current information directly with each builder. Theresa De La Rosa does not guarantee financial outcomes, future appreciation, or specific transaction results. Information on this page was last reviewed September 1, 2026.