Buying new construction?
Here's why you need
your own agent.
Theresa De La Rosa
Broker · New Construction Specialist
Covenant Heritage Realty, LLC
Theresa's family has lived in new construction homes. She's sold new construction properties. She's watched builders operate from the inside, and from across the table. Now, as a Broker with 18+ years of real estate experience and an Accredited Buyer's Representative designation, she works exclusively on your side of the transaction.
Planning to Buy New Construction?
Get builder updates, available incentives, and expert guidance delivered to you.
The builder's rep isn't on your side.
Theresa knows new construction from every angle. Her family has owned new construction homes. She has listed and sold new construction properties. She's sat at the design center, walked pre-drywall inspections, and negotiated builder contracts. That experience is what she now brings to your purchase, not as someone learning alongside you, but as someone who's been through it.
When you walk into a model home, the sales rep is friendly, professional, and knowledgeable. But here's the truth: that rep works for the builder. Their job is to protect the builder's margins, sell inventory, and minimize concessions. They won't flag unfavorable contract terms. They won't negotiate upgrades on your behalf. And they're definitely not going to tell you what you're leaving on the table.
"The builder pays the buyer's agent commission in most cases. Having your own representation costs you nothing, but going without it can cost you thousands."
Builder's Rep
- Works for the builder's bottom line
- Won't negotiate against their own employer
- Doesn't flag unfavorable contract terms
- No independent inspection advocacy
- No loyalty to you after the sale
Theresa, Your Agent
- Represents your interests exclusively
- Negotiates price, upgrades, and concessions
- Reviews every contract term for red flags
- Advocates for independent inspections
- On your side from contract through closing
The best part? In most new construction transactions, the builder pays the buyer's agent commission. Having your own representation typically costs you nothing, but going without it can cost you thousands.
What Theresa brings to a
new construction purchase.
Theresa didn't just stumble into new construction — she grew up in it. Her family built homes, so she learned how builders think, price, and negotiate long before she ever earned her license. She's sold new construction properties, lived in new construction homes herself, and watched builders operate from both sides of the table — from the inside and across from them. Now, as a Broker with 18+ years of real estate experience and an Accredited Buyer's Representative designation, she works exclusively on your side of the transaction. Whether you're comparing builders, evaluating upgrades, or navigating a build from contract to closing, Theresa brings a level of insight most agents simply don't have. She's not guessing about how the builder works — she already knows.
Contract Review
Builder contracts are written to protect the builder — Theresa knows because she's signed them herself. She reviews every clause on your behalf, catching unfavorable terms, escalation clauses, waiver provisions, and ambiguous language that could cost you thousands down the road.
Negotiation Beyond Price
Price is just one piece. Theresa negotiates upgrades, closing cost credits, HOA cap protections, warranty terms, and builder concessions, maximizing the total value of your deal, not just the sticker price.
Lender Coordination
Many builders push their affiliated lenders, but that's not always your best option. Theresa coordinates with both builder-affiliated and independent lenders to ensure you're getting competitive terms and the right loan product for your situation.
Inspection Advocacy
Brand-new doesn't mean flawless. Theresa recommends independent inspections at every critical stage — pre-drywall, pre-pour, and final walkthrough — to catch issues before they become your problem.
Timeline Management
Builders manage dozens, sometimes hundreds, of homes at once. Theresa keeps the builder accountable on deadlines, tracks progress, and ensures your build stays on schedule.
Design Center Guidance
The design center can be overwhelming, and expensive. Theresa has navigated design center selections herself and has helped clients do the same. She helps you prioritize upgrades that add real value to your home versus ones that drain your budget without meaningful return.
Resale Protection
Every decision you make today affects tomorrow's value. Having watched new construction appreciate, and seen what holds value over time, Theresa evaluates lot premiums, floor plans, community trends, and market data to ensure your new build protects your equity for the long term.
The Bottom Line
New construction should be exciting, not risky. Theresa has owned new construction homes, sold them, and now represents buyers in these transactions every day. With 18+ years of real estate experience, ABR designation, and deep expertise in North Texas new construction, she brings a level of insight that levels the playing field between you and the builder. She ensures you make informed decisions, get the best possible terms, and step into your new home with confidence.
Designation
Agent
Specialist
Builders I Work With
Theresa covers 8+ master-planned communities across Denton County and beyond, each with its own curated lineup of builders. With deep knowledge of each builder's quality, pricing, contract practices, and incentive cycles, she helps you compare and negotiate with confidence.
David Weekley Homes
One of the largest privately held homebuilders in the U.S., David Weekley is known for innovative floor plans, energy-efficient construction, and a buyer-focused approach. Active in Pecan Square, Harvest, Landmark, Furst Ranch, and The Ridge at Northlake.
Highland Homes
A trusted Texas builder praised for structural integrity, customizable floor plans, and designs that emphasize natural light and livability. Active in more communities than any other builder — Pecan Square, Harvest, Landmark, Furst Ranch, The Ridge at Northlake, and Wildflower Ranch.
Coventry Homes
Award-winning designs and "Eco Smart" energy-efficient construction. Coventry builds across multiple Denton County master-planned communities including Pecan Square, Landmark, Furst Ranch, and The Ridge at Northlake.
Toll Brothers
The nation's luxury homebuilder offering sophisticated designs, premium finishes, and semi-custom options on generous homesites. Active in Harvest, Landmark, and Furst Ranch with homes spanning from the $550Ks to $1.5M+.
Drees Custom Homes
A family-owned builder with 95+ years of experience, Drees is known for semi-custom flexibility, architectural elegance, and award-winning craftsmanship. Active in Harvest, Canyon Falls, Landmark, and Furst Ranch.
Perry Homes
A trusted family-owned Texas builder recognized for classic stone-and-brick architecture, spacious floor plans, and strong customer service. Active in Landmark by Hillwood with homes from $400K to $850K+.
D.R. Horton
America's largest homebuilder by volume, D.R. Horton builds across a wide range of price points with the Express, Emerald, and Freedom series. Active in Pecan Square and Wildflower Ranch with homes from the low $300Ks to $800K+.
Tri Pointe Homes
Delivering thoughtfully designed homes with modern floor plans, quality finishes, and a focus on how families actually use their space. Active in Harvest and Landmark by Hillwood with homes from the high $300Ks to $700K+.
Taylor Morrison
A nationally recognized builder delivering innovative home designs with thoughtful details, smart-home technology, and energy-efficient construction. Active in Harvest and The Ridge at Northlake.
Meritage Homes
A national leader in energy-efficient construction with spray-foam insulation, ENERGY STAR® appliances, and smart home features. Active in The Ridge at Northlake and The Denton area.
Pulte Homes
Delivering Life Tested® designs focused on how families actually live, with flexible spaces, innovative storage, and energy-efficient construction. Active in Pecan Square and Canyon Falls.
Lennar
One of the nation's largest homebuilders (formerly CalAtlantic), Lennar offers everything-included homes with modern finishes, smart-home technology, and energy-efficient construction. Active in the broader Denton County area.
Shaddock Homes
A highly respected Texas luxury builder delivering elegant designs, superior construction quality, and timeless curb appeal on spacious homesites. Active in Furst Ranch with homes from $750K to $1.2M+.
Chesmar Homes
Offering thoughtfully designed floor plans with open concepts, modern finishes, and energy-efficient construction. Active in Canyon Falls with homes from $650K to $900K+.
Windmiller Homes
A quality builder bringing craftsmanship and attention to detail, with designs that complement the natural terrain and views. Active in Canyon Falls with homes from $700K to $1M+.
American Legend Homes
A trusted Texas builder known for energy-efficient designs, flexible floor plans, and quality construction at competitive price points. Active in Landmark by Hillwood with homes from $390K to $650K+.
M/I Homes
A nationally recognized builder offering a range of home designs with energy-efficient construction, innovative floor plans, and quality finishes. Active in Landmark by Hillwood with homes from $380K to $650K+.
Beazer Homes
Offering innovative home designs with a focus on energy efficiency, flexible floor plans, and quality construction at competitive price points. Active in Sycamore Cove and Wildflower Ranch.
Mattamy Homes
Canada's largest homebuilder, known for thoughtfully designed floor plans, energy-efficient construction, and community-focused development. Active in Wildflower Ranch with homes from $380K to $600K+.
Ashton Woods
A nationally recognized builder known for designer-curated interiors, modern floor plans, and a personalized home-buying experience. Active in Wildflower Ranch with homes from $420K to $700K+.
Bloomfield Homes
A Texas-based builder offering customizable floor plans with quality finishes, open layouts, and attention to the details that matter most to families. Active in Wildflower Ranch with homes from $400K to $650K+.
William Ryan Homes
Delivering energy-efficient, thoughtfully designed homes with flexible living spaces, modern finishes, and a commitment to quality craftsmanship. Active in Wildflower Ranch with homes from $380K to $580K+.
UnionMain Homes
A boutique builder offering distinctive designs with quality construction, unique architectural details, and personalized options. Active in Wildflower Ranch with homes from $450K to $750K+.
Tradition Homes
A boutique luxury builder creating distinctive custom and semi-custom homes with architectural character, premium materials, and a focus on craftsmanship. Active in Furst Ranch with homes from $1.2M to $2.5M+.
Partners in Building
A premier custom homebuilder offering fully bespoke designs, exceptional build quality, and the flexibility to create truly one-of-a-kind residences. Active in Furst Ranch with homes from $1.5M to $2.5M+.
Which builders are in
which community.
Each master-planned community features a curated group of builders. Availability, pricing, and lot releases change frequently — contact Theresa for current inventory and incentives.
Pecan Square
NorthlakeHomes from the $420Ks to $900K+ · View Community
Harvest
ArgyleHomes from the $430Ks to $1.4M+ · View Community
Canyon Falls
Northlake / Flower MoundHomes from $600K to $1.1M+ · View Community
Landmark by Hillwood
DentonHomes from the high $300Ks to $1M+ · 9 builders · View Community
Furst Ranch
Flower MoundHomes from $500K to $2.5M+ · 8 builders · View Community
The Ridge at Northlake
NorthlakeHomes from $460K to $700K+ · View Community
Wildflower Ranch
NorthlakeHomes from $350K to $750K+ · View Community
Why Builder Knowledge Matters
Every builder has different contract terms, upgrade pricing, negotiation room, and quality standards. With 20+ builder relationships across North Texas, Theresa knows where to push, where to hold firm, and how to protect your investment — whether you're comparing builders within a single community or evaluating options across the entire DFW corridor.
Ask About Builder-Specific Guidance
What new construction
buyers say.
"She provided facts and information to make the process simple and she fought for us to get the deal done. She even got paid by the builder! She works well with both normal and veteran clients. I plan to use Theresa again when the time comes."
"Her deep understanding of the local market allowed us to find an investment property that was competitively priced and met all our criteria. She was involved in every part of the closing process and took the time to understand our needs and preferences."
"She coordinated lender, title, and inspection and kept everything moving on a tight timeline. Theresa was extremely responsive, hands-on, and highly communicative throughout the entire process."
Common new construction
questions.
Do I need a real estate agent for new construction?
Absolutely. The builder's sales representative works for the builder, not for you. They're friendly and helpful, but their loyalty is to the builder's bottom line. As your agent, I negotiate on your behalf, review every contract term, watch for red flags, and make sure you're not leaving money or leverage on the table. And in most cases, the builder pays my commission, so my representation costs you nothing.
What upgrades are worth paying for in a new build?
Some upgrades add lasting value, structural options, flooring, kitchen packages, and energy-efficient systems, while others may not provide a good return. I provide an ROI analysis for every upgrade decision to protect your investment and help you prioritize what matters at resale.
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 and immediate move-in. I'll help you evaluate which option aligns with your goals, timeline, and budget.
How do I compete with builder incentives when selling my current home?
You don't need to match builder incentives dollar-for-dollar. We focus on what resale offers that new construction can't, established neighborhoods, mature landscaping, and immediate move-in. Strategic pricing and positioning are key.
Which North Texas communities have the best long-term value?
Communities like Argyle (homes from $450K to $1.2M+), Northlake (Pecan Square from $420K to $800K+, Harvest from $400s to $1.4M+), and Canyon Falls ($700K to $1M+) consistently rank among the top for long-term appreciation due to strong school districts, master-planned amenities, and ongoing infrastructure investment. I provide data-driven comparisons to help you decide.
Can I customize a new construction home?
Most builders offer design center selections and structural options during the build process. Some offer full custom builds. I guide you through the selection process, help you prioritize upgrades, and ensure the final product aligns with your vision and budget.
New construction
guides & updates.
New Construction in North Texas: What Buyers Need to Know
A comprehensive guide to buying new construction in North Texas.
New Construction Communities in Denton County: What to Watch in 2026
Explore the master-planned communities driving new construction growth across Denton County.
Best New Construction Communities in Northlake Under $800K
A strategic guide to new construction communities in Northlake under $800K.
Ready to buy new construction?
Let's talk.
Before you sign a builder contract, schedule a free consultation with someone who's been on every side of this process. I'll review your options, explain your protections, and make sure you're making the strongest possible move for your family.