Spec Home vs. To‑Be‑Built In Aubrey

Thinking about a new home in Aubrey and not sure whether to choose a move-in ready spec home or build from the ground up? It is a big decision that affects your timing, customization, budget, and risk. In this guide, you will see how each path works in Aubrey and Denton County, what to confirm before you sign, and how to negotiate smartly with builders. Let’s dive in.

Spec vs to-be-built: quick overview

• Spec home: Built by the builder without a specific buyer in mind. Often finished or near finished, so you can close in weeks after inspections and financing.
• To-be-built (TBB): You select a lot and plan, then the builder constructs your home. Timelines vary from a few months to a year depending on weather, permits, and builder backlog.
• Aubrey context: Master-planned communities in and around Aubrey usually offer both spec inventory and TBB lots. Local supply, amenities, and commuting access influence which route fits you best.

Timeline and possession

Spec home timing

Spec homes usually follow a standard resale timeline once you secure financing and complete inspections. If the home is finished and has its Certificate of Occupancy, you can often close in weeks. This is helpful if your lease is ending or you have a home sale contingency with a tight move window.

To-be-built timing

To-be-built timelines depend on builder schedule, weather, and permitting. Allow for delays and make sure the contract spells out milestones, selection deadlines, and remedies for missed dates. In Aubrey, confirm the permitting process and final Certificate of Occupancy with the builder so your closing aligns with completion.

Customization and selections

Spec home choices

Spec homes come with set floor plans and finishes. You might be able to request small changes before closing, but late changes can be limited and may cost extra. The advantage is seeing the finished quality and layout in person.

To-be-built choices

To-be-built gives you broader control over floor plans, design packages, and upgrades if you buy early in the process. Expect selection deadlines and upgrade pricing sheets. If you miss a deadline, the builder may use defaults so a clear schedule is essential.

Pricing and incentives

Spec pricing

Spec home pricing is often firm, yet builders may discount to move inventory or offer incentives like closing cost credits or rate buydowns. If a spec home sits on the market, you may gain leverage. Ask how incentives affect appraisal and whether the price reflects immediate occupancy.

To-be-built pricing

TBB often starts with a base price that does not include lot premiums and most upgrades. The final cost depends on the lot, structural choices, and design center selections. Negotiation points can include upgrade credits, landscaping, and timeline flexibility depending on demand in the community.

Financing and appraisal

Spec financing

You can usually use conventional, FHA, or VA financing on a completed spec home. Appraisals are generally straightforward if there are recent comparable sales in the same subdivision. Ask your lender about rate lock options that match your closing target.

To-be-built financing

Some TBB purchases require a construction or construction-to-permanent loan unless the builder offers a financing path. Incentives from a builder’s preferred lender can be attractive, but compare them with independent quotes. Because closing happens months later, consider appraisal risk if the market shifts. Understand whether your contract includes an appraisal contingency and what happens if the appraisal comes in below the contract price.

Inspections and quality

Spec inspections

Schedule a full home inspection before closing, even on new construction. Do a detailed walk-through to create a punch-list for touch-ups. You can better judge workmanship because the home is complete or near complete.

To-be-built inspections

Plan staged inspections at foundation, pre-drywall, mechanical rough-in, and final. Use an independent inspector experienced with new construction. This step-by-step approach helps catch issues early and supports a smoother final walk-through.

Warranties and service

Most new construction includes builder warranties, often with tiered coverage for workmanship, systems, and structural components. Terms vary by builder and contract, so get warranty documents in writing and review claim procedures. Ask how service requests are handled after closing and how quickly warranty teams respond.

HOA, taxes, and utilities

New subdivisions in Aubrey often have homeowner associations with deed restrictions, design review, and assessments. Review the HOA documents, fees, and any capital contributions due at closing. For property taxes, the Denton County Appraisal District sets assessed values, and exemptions such as the Texas homestead can reduce your bill after you file. Confirm utility connection fees or deposits with the builder and clarify who pays any developer impact fees.

Resale and marketability

Resale value in Aubrey is shaped by community location, builder reputation, and lot orientation. School boundaries, commuting routes, parks, and nearby amenities also influence buyer demand over time. Whether you choose spec or TBB, select a homesite and plan that aligns with long-term neighborhood fundamentals.

Timing risk and contingencies

Spec homes have fewer construction timing risks, though financing or title issues can still cause delays. For TBB, your contract should address completion dates, allowable extensions, and remedies if the builder misses milestones. Confirm how delays affect your rate lock, temporary housing plans, and move-out dates from your current home.

Buyer checklists

Spec home checklist

• Walk the home thoroughly and order a professional inspection.
• Verify what is included: appliances, window coverings, landscaping, fencing.
• Ask for comparable sales in the subdivision to support price and appraisal.
• Review the builder’s warranty and service procedures in writing.
• Confirm HOA documents, dues, deed restrictions, and any capital contribution.
• Verify estimated property taxes and the homestead exemption process.
• Ask about current incentives and how they are reflected in the contract price.

To-be-built checklist

• Review the build contract for selection deadlines, allowances, change order pricing, completion date, and remedies for delays.
• Obtain a written build timeline with milestones and communication points.
• Confirm whether you need a construction or construction-to-permanent loan.
• Schedule independent inspections at foundation, pre-drywall, and final.
• Understand upgrade pricing, allowances, and what happens if you exceed them.
• Verify lot specifics: orientation, drainage, easements, and any floodplain.
• Request builder references, portfolio, and warranty claim responsiveness.

Negotiation tips

• Ask for closing cost credits or interest rate buydowns, especially on spec inventory.
• Request upgrade credits or increased allowances at the design center.
• Negotiate landscaping, fencing, or appliance packages.
• Clarify the completion date in writing and define remedies for missed dates.
• Coordinate early walk-throughs and punch-list timing before closing.

Local considerations in Aubrey

• Permits and occupancy: New homes need proper building permits and a final Certificate of Occupancy before move-in. Verify these with the builder and the city.
• Contracts and forms: Texas uses standardized forms through the Texas Real Estate Commission. Builders may use their own contracts and addenda, so review them carefully.
• Taxes and appraisal: Newly completed homes are assessed by the county appraisal district and values can change year to year. Filing your homestead exemption after closing may lower your tax burden.
• Licensing and complaints: Check the status and history of agents, inspectors, and contractors through state resources. You can also review complaint records or references provided by the builder.
• Utilities and fees: Confirm utility connections, deposits, and any one-time fees in your community.

Which option fits you

Choose a spec home if you want a faster move, prefer to see the finished product, and value predictable costs with fewer construction variables. This can be ideal if you have a firm deadline or want to avoid build-time decisions.

Choose to-be-built if customization is a priority and you can manage a longer timeline. You will have more control over your plan and finishes, but you should be comfortable navigating selections, staged inspections, and appraisal or timing risks.

Next steps in Aubrey

• Visit communities in Aubrey that offer both spec homes and to-be-built options. Ask for current inventory lists and lot maps.
• Compare builder contracts side by side, including timelines, allowances, warranties, and remedies for delays.
• Gather independent lender quotes to weigh builder incentives against market rates.
• Plan your inspections and build a simple calendar of deadlines and walk-throughs.
• Align your move-out date, rate lock, and homestead exemption filing with your closing.

If you want a calm, step-by-step plan tailored to your move, connect with Asha Rani for guidance on communities, lot selection, contracts, and negotiation across Aubrey and nearby suburbs.

FAQs

In Aubrey, which closes faster: spec or to-be-built?

• A spec home typically closes faster because it is finished or near finished, while to-be-built requires months of construction that can face weather and permit delays.

In Aubrey, which option usually costs less overall?

• It depends. To-be-built base prices can look lower, but lot premiums and upgrades increase the total. Spec homes may carry a convenience premium, yet builders sometimes discount spec inventory.

Can I use a standard mortgage for a to-be-built home in Aubrey?

• You may need construction or construction-to-permanent financing unless the builder offers a financing path. Verify options with lenders early.

How should I handle inspections for new construction in Aubrey?

• For spec, order a full home inspection before closing. For to-be-built, schedule staged inspections at foundation, pre-drywall, and final with an independent inspector.

What appraisal risks exist with to-be-built homes in Denton County?

• If the market softens before completion, the appraisal could come in below the contract price, leading to a financing gap. Ask about comparable sales and discuss appraisal contingencies.

How do HOAs, taxes, and fees affect my Aubrey purchase?

• Review HOA documents for dues, restrictions, and any capital contribution. Confirm estimated property taxes and plan for the homestead exemption after closing. Ask about utility connection fees or deposits in your subdivision.