The Complete Guide
Thinking About Buying New Construction?
Everything you need to know before stepping into a model home.
Sergio
REALTOR® — Keller Williams Premiere Properties | Glen Ellyn, IL
"I've helped buyers throughout Bartlett and Chicago's western suburbs navigate the unique challenges of purchasing new construction. My goal is to help you avoid costly mistakes, compare builders objectively, and find the right community — not just the right floor plan."
Why Everyone Is Talking About New Construction
New construction has exploded across Chicago's western suburbs. Inventory is tight, resale prices are high, and builders are offering incentives that make buying new surprisingly competitive. But there's a catch — and most buyers don't find out until it's too late.
"The model home is a marketing tool. Every upgrade you see is designed to make you want to spend more."
of new construction buyers say they wish they'd had independent representation
The good news? With the right guidance, new construction can be one of the best real estate decisions you ever make. You get a warranty, modern finishes, energy efficiency, and a home built to your specifications. You just need to know how to play the game.
Insider Tip #1
Always bring your own agent — it costs you nothing.
Builder sales agents work for the builder, not for you. Having your own buyer's agent costs you nothing (the builder pays the commission) and gives you someone in your corner during negotiations.
Meet the Builders
Lennar
$350k – $600kEverything's Included
Best for: First-time buyers and move-up buyers who want value
Pros
- Everything's Included package reduces upgrade decisions
- Strong warranty program
- Good resale value in established communities
Cons
- Less customization than other builders
- Design center options can feel limited
- Build timelines can stretch
Current Incentive
Up to $20,000 in closing cost assistance with preferred lender
Pulte Homes
$450k – $800kLife Tested. Home Approved.
Best for: Families who want thoughtful floor plan design
Pros
- Innovative floor plans designed around how families actually live
- Strong customer satisfaction scores
- Good upgrade quality
Cons
- Premium pricing vs. comparable builders
- Longer build timelines
- Design center upgrades add up quickly
Current Incentive
$15,000 design credit on select quick move-in homes
D.R. Horton
$300k – $500kAmerica's Builder
Best for: Value-focused buyers and investors
Pros
- Most affordable entry points in the market
- Fast build times
- Wide community selection
Cons
- Build quality varies by superintendent
- Fewer customization options
- Resale can lag premium builders
Current Incentive
4.99% financing available through DHI Mortgage on select homes
Toll Brothers
$650k – $1.2M+The Art of Fine Home Building
Best for: Luxury buyers who want premium finishes and prestige
Pros
- Highest standard finishes in the market
- Extensive customization options
- Strong brand and resale value
Cons
- Significant premium over comparable builders
- Longer build timelines
- Design center upgrades can double base price
Current Incentive
Closing cost assistance up to $25,000 on select communities
Insider Tip #2
Get a pre-drywall inspection. Always.
Once the drywall goes up, you can't see what's behind it. A $400 pre-drywall inspection can catch framing issues, improper insulation, and plumbing problems before they become your problem.
Interactive Community Explorer
Explore new construction communities across Chicago's western suburbs. Filter by suburb, price range, or builder to find your perfect match.
Windstone
From the $500sNaperville · Pulte Homes
The Grasslands — Freedom Ranch
From the $290sBartlett · D.R. Horton
Harvest Glen
From the $370sSouth Elgin · D.R. Horton
Bartlett Commons
From the $390sBartlett · Lennar
Fox Pointe
From the $360sAurora · Lennar
Autumn Creek
From the $340sYorkville · D.R. Horton
Insider Tip #3
The builder's lender isn't always the best deal.
Builders push their preferred lenders hard — sometimes with incentives. Always get a competing quote. The rate difference on a $500k loan can cost you tens of thousands over 30 years.
Sergio's Insider Tips
Insider Tip #1
Always bring your own agent — it costs you nothing.
Builder sales agents work for the builder, not for you. Having your own buyer's agent costs you nothing (the builder pays the commission) and gives you someone in your corner during negotiations.
Insider Tip #2
Get a pre-drywall inspection. Always.
Once the drywall goes up, you can't see what's behind it. A $400 pre-drywall inspection can catch framing issues, improper insulation, and plumbing problems before they become your problem.
Insider Tip #3
The builder's lender isn't always the best deal.
Builders push their preferred lenders hard — sometimes with incentives. Always get a competing quote. The rate difference on a $500k loan can cost you tens of thousands over 30 years.
Insider Tip #4
Don't spend $18,000 upgrading light fixtures.
You can often install higher-end fixtures after closing for significantly less than the builder's design center markup. Focus your upgrade budget on things you can't change later: structural options, rough-in plumbing, and electrical.
Mistakes That Cost Buyers Thousands
Walking into the builder alone.
The builder's sales office is designed to sell you a home — on their terms. Without representation, you're negotiating against professionals who do this every day. You'll likely pay more, get fewer concessions, and sign a contract that heavily favors the builder.
The Solution:
Register with your buyer's agent before your first visit. Once you visit without representation, most builders won't allow an agent to represent you — even if you haven't signed anything yet.
Choosing upgrades emotionally.
The design center is a masterclass in upselling. Buyers routinely spend $50,000–$100,000 more than planned because every upgrade looks beautiful in isolation. The problem? Many of those upgrades don't add equivalent resale value.
The Solution:
Before your design center appointment, decide on a firm upgrade budget. Prioritize structural options and things you can't add later. Skip the light fixtures, cabinet hardware, and anything you can buy at a big-box store after closing.
Not comparing lenders.
Builders offer incentives to use their preferred lender — sometimes $5,000–$15,000 in closing cost credits. It sounds like a great deal. But if their rate is 0.5% higher than a competing lender, you'll pay that back and more over the life of the loan.
The Solution:
Always get at least one competing quote before committing to the builder's lender. Use the competing offer as leverage — many builders will match or beat it to keep you in their ecosystem.
Skipping inspections.
New construction buyers often assume that because the home is new, it doesn't need an inspection. This is one of the most expensive assumptions in real estate. New homes have defects — sometimes serious ones — that a builder's final walkthrough won't catch.
The Solution:
Hire an independent inspector for a pre-drywall inspection and a final walkthrough inspection. It's a small cost relative to the purchase price and can save you from inheriting problems that should have been fixed before closing.
Builder Incentive Tracker
Incentives change frequently. Contact Sergio for the most current offers.
| Builder | Incentive | Status |
|---|---|---|
| Lennar | Up to $20,000 closing cost assistance | Active |
| Pulte Homes | $15,000 design center credit | Active |
| D.R. Horton | 4.99% financing | Active |
| Toll Brothers | Up to $25,000 closing cost assistance | Active |
| Meritage Homes | Free solar package | Active |
Community Spotlights
Why Buyers Love Bartlett
Bartlett consistently ranks among the top suburbs for families seeking new construction in Chicago's western corridor. With top-rated schools in District 46 and a Metra UP-NW line that puts you downtown in under 45 minutes, it strikes a rare balance between suburban tranquility and urban accessibility.
New construction communities here offer modern floor plans, energy-efficient builds, and a tight-knit community feel that's hard to find in larger suburbs. Builders like Lennar have established strong footholds, and inventory — while limited — moves quickly.
Naperville
Award-winning schools, vibrant downtown, and some of the most sought-after new construction communities in the western suburbs. Premium pricing reflects premium demand.
Aurora
One of the most affordable entry points for new construction in the region. Aurora offers strong value, improving infrastructure, and multiple active communities from national builders.
The Design Studio
The design center is where new construction buyers make their biggest financial decisions — often under time pressure and emotional excitement. Here's what actually matters.
Best Kitchen Upgrades That Actually Add Value
Not all kitchen upgrades are created equal. Here's where to spend and where to save.
Read More →Quartz vs. Granite: The Honest Comparison
Both look great in the model home. Here's what you need to know before you choose.
Read More →Luxury Vinyl vs. Hardwood: What Sergio Recommends
LVP has come a long way. But hardwood still wins in certain situations.
Read More →The Best Cabinet Colors Right Now (and Which to Avoid)
Trendy cabinet colors can hurt resale. Here's what holds its value.
Read More →Smart Home Features Worth the Upgrade
Some smart home upgrades are genuinely useful. Others are just expensive.
Read More →Insider Tip #4
Don't spend $18,000 upgrading light fixtures.
You can often install higher-end fixtures after closing for significantly less than the builder's design center markup. Focus your upgrade budget on things you can't change later: structural options, rough-in plumbing, and electrical.
Video Library
Rather than embedding videos throughout the site, here's a dedicated hub of everything you need to see before buying new construction.
Community Tours
Builder Walk-Throughs
Model Home Reviews
New Construction Minute
Upgrade Advice
Financing Updates
Inspection Walk-Throughs
Videos coming soon — subscribe to get notified when new tours are published.
Ask Sergio
Common questions from buyers navigating new construction for the first time.
Ready to Find Your New Construction Home?
Book a free 30-minute consultation with Sergiusz "Sergio" Zgrzebski, REALTOR® at Keller Williams Premiere Properties.
Take the full guide with you
Download the complete 2026 New Construction Buyer's Guide as a PDF — all 9 chapters, including builder comparisons, financing, inspections, hidden costs, and a moving checklist.
Download the 2026 Buyer's Guide (PDF)