Everywhere you look in South and West Lubbock, new construction is buzzing—fresh streets, model homes, and signs for incentives like “$10,000 toward closing costs.” It’s no wonder resale homeowners nearby are asking: “Tess, are these new builds pushing my value down?”
The short answer: not really—but they’re definitely changing how buyers compare.
Builders are playing the incentive game hard right now, offering temporary rate buydowns, appliance packages, and closing credits to attract attention. Those perks make new homes feel more affordable, even when their sticker price is higher.
For resale listings nearby, that means presentation and pricing need to work harder. Buyers walking out of a shiny model home are comparing every listing they see against that fresh paint, new appliances, and polished marketing. But here’s the reality: resale homes often win in the long run.
Most established neighborhoods—think Hatton Place, Orchard Park, and Preston Manor—offer larger lots, mature landscaping, and locations builders can’t replicate. Pair those advantages with tasteful updates, and your resale can easily compete head-to-head with brand-new builds.
The real impact new construction is having isn’t on price, it’s on time. Resales may sit on the market a bit longer as buyers tour everything before deciding. Instead of selling in 20 days, it might take 40. But well-positioned homes are still closing strong, often within a few percentage points of asking.
If you’re selling near new development, the key is knowing your competition—not just other resales, but builders too. I regularly preview new homes and track their incentive changes, so my clients can price strategically and leverage their strengths.
For buyers, this balance between new and resale is opportunity. Builders want to move inventory, and sellers want serious offers. Understanding both sides helps you find value others miss.
Lubbock’s growth isn’t hurting the market—it’s fueling it. The competition between new and established homes keeps pricing healthy, choices diverse, and opportunity steady for both buyers and sellers.
— Insights from Tess Hernandez, Realtor | Reside Real Estate
You can love a house and be wrong about the neighborhood. Here is how to research a neighborhood properly before you commit, what to look for beyond the obvious, and w… Read more
Getting approved and actually affording the payment are two different things. Here is the gap most buyers do not talk about, how to evaluate what you can genuinely sus… Read more
Losing a home you love to another buyer is one of the most emotionally painful experiences in real estate. Here is how to position yourself to win when it matters, wha… Read more
It is one of the most common fears first-time buyers carry into a purchase. Here is how to protect yourself before closing, what to do if something does break, and why… Read more
A price reduction feels like losing but it does not have to be. Here is how to think about it clearly, when to make the move, and how to do it in a way that actually g… Read more
Buying the listing is one of the oldest tricks in real estate and it costs sellers more than they realize. Here is how to spot it before you sign anything, what questi… Read more
A low appraisal is one of the most stressful moments in a real estate transaction from the seller's perspective. Here is exactly what it means, what your options are, … Read more
No, you do not. But knowing which items are worth addressing and which ones are not is the difference between a smooth negotiation and a deal that falls apart over thi… Read more
The inspection is the moment sellers dread most and it does not have to be. Here is what actually happens after an inspection, what you are and are not obligated to do… Read more
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact me today.