Trying to choose between a move-in ready spec home and building your next home from the ground up in Horizon City? You want clarity on timing, customization, and total cost, especially if you have a PCS date or a tight lease end. In this guide, you’ll learn how both paths work in 79928, what to expect with pricing and warranties, and how VA financing fits into the picture. Let’s dive in.
What is a spec home?
A spec home, also called an inventory home, is a house a builder starts without a signed buyer. The builder picks the floor plan and finishes and lists it when it’s near completion or fully complete. These homes can be model quality, move-in ready, or at a stage where you can still request minor tweaks before closing. Definitions and practices are consistent with industry guidance from the National Association of Home Builders.
What is a to-be-built home?
A to-be-built, or contract-to-build, starts with your purchase agreement on a lot or a plan. The builder then constructs the home and you may select finishes and options based on the community’s catalog. Timing depends on permitting, builder backlog, and inspections. You’ll often choose among pre-set option packages, with some structural flexibility depending on the community.
Horizon City realities in 79928
Horizon City and the east El Paso area feature active new-home subdivisions by regional and local builders. Lot availability and phased development can drive whether a lot is offered as a spec or held for a buyer build. HOA covenants and community standards commonly influence exterior materials, fencing, and yard timing, which can affect your selections and any lot premiums. Local permitting and utility hookups also play a role in when you can occupy, so confirm timelines with the builder and your agent before you commit.
Timelines and move timing
How fast can you move into a spec home?
Spec homes are designed for speed. If the home is complete, you can often close as soon as your inspection, appraisal, title, and loan clear. Many buyers close in 30 to 60 days, with move-in possible in roughly 2 to 8 weeks depending on the lender and the seller’s readiness.
How long does a to-be-built take?
Production new builds are measured in months. Typical tract-home timelines run about 5 to 10 months from permit to completion, but weather, inspections, subcontractor availability, and supply chain can shift schedules. For national context on construction durations, review the U.S. Census Bureau’s Survey of Construction.
VA buyers: aligning your close date
If you use a VA loan, factor in extra steps for new construction. VA financing may require progress or final inspections and specific appraisal requirements, and not all lenders offer construction-to-permanent VA products. Start early with a VA-approved lender and confirm the builder’s process for draws, inspections, and final completion. You can find official guidance on the VA’s home loan portal.
Customization and design choices
Spec homes: limited changes
Spec homes come with builder-selected finishes. If the home isn’t finished, you might request small cosmetic changes the builder allows. Once complete, changes typically happen after closing at your expense.
To-be-built: more control
With a to-be-built home, you usually choose floor plan, finishes, and sometimes structural options within the builder’s standards. Expect an options sheet with set pricing. Late changes can add cost and time. Premium lots, like corners or cul-de-sacs, often have an added fee, so ask for the lot map and pricing.
Pricing, incentives, and financing clarity
What makes up the price
Builder pricing can include:
- Base price for the plan and standard finishes
- Lot premium or lot price
- Options and upgrades
- Incentives or rebates, like rate buydowns or closing cost help
- HOA fees, utility tap fees, and warranty or registration fees
Always request a written inclusion list and an itemized options worksheet. If the builder uses allowances for items like flooring or appliances, confirm that your selections fit within those allowances.
Comparing lender offers and incentives
Builder incentives often favor their preferred lender. That can be a win, but compare the full picture. Get standardized Loan Estimates from the builder’s lender and from an independent lender so you can compare interest rates, fees, and credits. The CFPB’s tools for shopping mortgages and reviewing Loan Estimates can help you compare apples to apples at the CFPB’s homebuying resources.
VA financing on new construction
VA buyers can finance both spec and to-be-built homes. For to-be-built, some lenders offer a one-time close construction-to-permanent product, while others use a two-step approach. Confirm your lender is VA-approved and that the builder accepts VA financing. For official rules and documentation, visit VA Home Loans.
Warranties, inspections, and risk
Typical builder warranties
Many production builders follow a common structure: about one year for workmanship and materials, two years for major systems like electrical, plumbing, and HVAC, and up to ten years for structural components. Some structural coverage is third-party backed. You can review a typical model through providers like 2-10 Home Buyers Warranty. Always get the builder’s warranty booklet and claim process in writing.
Inspections and punch lists
Even new homes deserve independent inspections. For a spec home, schedule a professional inspection before closing and use a punch list to document fixes. For to-be-built homes, join milestone walkthroughs, such as pre-drywall and final. Many builders also offer a 30- to 60-day and a 1-year warranty walk to address items covered under the warranty.
Risk differences to understand
Spec homes reduce schedule risk since the home exists and can be inspected. To-be-built homes carry more timing and change-order risk. Protect yourself by reviewing contract language on completion dates, change orders, deposit protections, and remedies for delays. For general consumer guidance on buying a new home, see HUD’s resources.
Decision guide: which path fits you?
- If your top priority is speed: Choose a spec or quick-move home. Tradeoff: fewer finish choices.
- If you want choices with a clear price: Choose a to-be-built with preset options. Tradeoff: several months of construction time.
- If you want maximum control and unique features: Consider semi-custom or custom. Tradeoff: longer timelines and higher cost variability.
- If you have a hard PCS or lease deadline with VA financing: Favor completed inventory unless your lender and builder can guarantee a new-build schedule that fits your date.
Checklist for tours and builder meetings
Bring this document list
- Standard inclusion list and sample options sheet
- Community lot map with premiums and drainage notes
- Warranty booklet and claim procedure
- Sample purchase contract and addenda with timeline terms
- HOA covenants, conditions, and restrictions
- Recent comparable sales or current community price list
- Energy, appliance, and finish specifications
Ask these questions
- Is the quoted price the base for this specific lot, and what are the premiums?
- What timeline do you estimate for completion and closing, and what remedies exist for delays?
- Do you accept VA loans, and which VA-experienced lenders do you recommend?
- How are upgrades priced, and do you use allowances? Can I see an itemized worksheet?
- Which inspections are allowed and at which milestones?
- How are punch list items handled, and how fast is the typical response?
- Do you offer a homeowner orientation and post-closing service schedule?
Watch for red flags
- No written inclusion list or refusal to share contract terms
- Vague timelines with no remedies for significant delays
- Penalties for using a non-preferred lender beyond reasonable incentive differences
- No clear warranty booklet or claim process
Next steps in 79928
- Get preapproved early. If you’re a VA buyer, confirm the lender’s new construction process and inspection requirements.
- Shortlist Horizon City communities and ask for current inventory and build schedules in writing.
- Tour models and sales offices with your checklist. Request itemized pricing for options and lot premiums before you sign.
- Schedule independent inspections for any home you buy. Document punch lists at walkthroughs and warranty checks.
When you’re ready to compare specific communities, timelines, and VA-friendly options in Horizon City, reach out. You’ll get clear guidance, straight answers, and a local plan that fits your move date. Connect with Erica Barnaby - Homes By Harshaw. Let’s make your next move, together.
FAQs
How fast can I close on a spec home in Horizon City?
- Many buyers close in 30 to 60 days, with move-in possible in roughly 2 to 8 weeks depending on lender speed, appraisal, title, and the builder’s readiness.
Can I use a VA loan for a new build in 79928?
- Yes, but VA and lender rules often add inspection and appraisal steps; work with a VA-approved lender experienced with new construction and confirm builder acceptance.
What warranties do Horizon City builders usually offer?
- Many provide a 1-year workmanship, 2-year systems, and longer structural coverage, often backed by a third party; always review the actual warranty booklet and claim process.
Are builder incentives tied to using a preferred lender?
- Often yes; compare the net benefit by requesting Loan Estimates from the builder’s lender and an independent lender using CFPB guidance.
Will I pay extra for lot grading or utility hookups?
- Sometimes; ask for an itemized list of lot-related charges, including any premiums, utility tap fees, and off-site costs before you sign.
What if I need to move sooner than a ground-up build allows?
- Ask about quick-move homes that are partially built, or focus on completed spec inventory to reduce schedule risk and align with your move date.
