Trying to decide between a shiny new build and a well‑loved resale in San Tan Valley? You are not alone. With so much new construction and a wide mix of existing homes, it is easy to feel torn on cost, timing, and long‑term value. In this guide, you will get a clear side‑by‑side look at both paths, plus checklists, a decision framework, and practical next steps tailored to San Tan Valley. Let’s dive in.
San Tan Valley snapshot
San Tan Valley is a fast‑growing suburban community in Pinal County that serves Phoenix‑area commuters and local employers. New subdivisions continue to add supply, which gives you a real choice between move‑in‑ready resales and new construction communities. Because market figures change quickly, it is smart to verify current prices, inventory, and days on market before you write an offer.
Cost comparison: new vs resale
Purchase price and upgrades
New construction often lists at a premium per square foot. You are paying for modern floor plans, energy‑efficient systems, and brand‑new materials. Resale pricing varies by condition, updates, lot size, and micro‑location. A remodeled home or a resale on a larger lot can command a higher price than some new inventory.
Closing costs and incentives
New builds can come with extra line items beyond the base price. Expect possible lot premiums, options and upgrades, landscaping, and builder fees. Builders sometimes offer incentives like closing cost help, rate buydowns, or discounted upgrades. Resales often include more room to negotiate for seller concessions or repair credits, which can soften your out‑of‑pocket costs.
Ongoing ownership costs
New homes usually carry lower near‑term maintenance and repair costs. Systems and appliances are new and often energy efficient, which may reduce initial utility usage. Resales might need short‑term updates like HVAC, roof, windows, or appliances. Add those estimates to your five‑ to ten‑year cost plan so you can compare total cost of ownership, not just the purchase price.
Taxes and insurance
Property taxes are based on assessed value and local rates. New builds are assessed off recent comps, while resales reflect current assessments that may change at reassessment. Insurance on new homes can be lower at first due to updated systems and materials. Older homes may have higher premiums if the roof or major systems are near end of life.
Timelines and the closing process
Resale timing
Most resale purchases close in about 30 to 45 days with financing, sometimes faster with cash. Your timeline can shift if inspections uncover repairs or the appraisal triggers renegotiation. For buyers with a firm move date, a resale can provide more control over possession.
New construction timing
New builds include lot selection, permitting, the build period, final inspections, and a warranty walk‑through. Production or spec homes can be ready in a few months, while to‑order builds might take 6 to 12 months or more. Weather, municipal permitting, and lot availability can affect timing. If you need to move on a set date, consider a finished spec home or a resale.
Rate locks and financing
Some buyers use construction loans that convert to permanent financing. Others finance a nearly completed spec like a resale once it has a certificate of occupancy. Pay close attention to rate locks and timing. Delays can expose you to rate risk, so clarify your lender’s lock terms early.
Warranties and post‑purchase protection
New build coverage
Most builders offer tiered warranty coverage that is commonly described as 1 year for workmanship and finishes, 2 years for mechanical systems, and 10 years for major structural defects. Coverage, exclusions, dollar caps, and claim procedures vary by builder, so read the documents and note deadlines. You will also get a new‑home orientation and walk‑through before closing.
Resale protection
Arizona sellers generally provide a written property disclosure for resales. You should still order an independent home inspection and a termite inspection. You can also negotiate a home warranty service contract to cover short‑term appliance or HVAC breakdowns after closing. Confirm what is covered, the claim process, and whether the warranty is transferable when you sell.
Lots, yards, and orientation
New subdivision lots
Many new communities increase density with smaller suburban lots to reduce per‑lot costs. Common production‑home lots often fall in a smaller footprint, and premium sections may offer larger lots for an added fee. Ask about lot premiums, grading, backyard depth, and pool feasibility.
Resale variety
Resale options often include a wider range of lot sizes, including larger parcels and occasional ranchettes that can be about a quarter acre or more. If you need space for outdoor living, RV parking, or a future workshop, include resales in your search along with premium new‑build sections.
Outdoor living considerations
Sun orientation affects backyard comfort and energy use. Review HOA landscaping standards and pool guidelines before you commit. CC&Rs and local ordinances can limit structures, fencing, and parking, so confirm rules upfront.
HOAs and community rules
Many San Tan Valley subdivisions have HOAs, and details vary. Review fee amounts and schedules, CC&Rs and architectural rules, amenity access, and whether the HOA is self‑managed or uses a third‑party company. Study the budget, reserve levels, and meeting minutes to gauge financial health and the risk of special assessments.
Builder incentives and negotiation
Builders often use incentives such as closing cost assistance, lender rate buydowns, or discounted upgrades. These offers may require you to use a preferred lender or title company. Incentives can be strongest on spec homes or near month‑end or quarter‑end. Compare the total package, including interest rate, points, and fees, against outside lenders so you know the true cost.
Inspections and due diligence
New construction best practices
- Schedule independent inspections, including a pre‑drywall inspection and a final inspection.
- Request the full warranty document and the process for filing claims.
- Verify what is included in the price, such as appliances, window coverings, landscaping, and fencing.
- Review grading plans, drainage, lot boundaries, and any future development near your lot.
- Confirm preferred‑lender requirements tied to incentives and compare quotes.
Resale best practices
- Obtain the seller’s property disclosure before the inspection window.
- Order a full home inspection and a termite inspection. Add roof or HVAC specialists if age is a concern.
- Review HOA documents if applicable, including budgets and CC&Rs.
- Request recent utility bills and permits or invoices for past improvements.
- Check property boundaries, easements, and title exceptions.
Decision framework: which fits you?
Use this quick scorecard to compare a specific new build and a specific resale side by side. Rate each factor from 1 to 5 based on how well each option fits you, then total the points.
- Timeline certainty. If you need a tight move‑in date, resales and finished specs often score higher.
- Budget and financing. Consider purchase price, upgrades, HOA dues, expected maintenance, taxes, and insurance.
- Customization needs. If you want to choose finishes or layout options, new builds may score higher.
- Lot size and outdoor use. Larger yards or RV parking often favor resales or premium new‑build lots.
- Maintenance tolerance. If you prefer fewer surprises in the first few years, new build warranties can be an advantage.
- Community amenities. New developments may offer more planned amenities, which can add value for you.
- Long‑term resale considerations. Location, lot, and finishes drive value in both cases. Established neighborhoods sometimes trade well over time if the lot and micro‑location are strong.
- HOA comfort level. If you prefer minimal rules, look for older non‑HOA pockets or specific communities with lighter restrictions.
Touring checklists you can use
New construction checklist
- Get the base price sheet and detailed upgrade list.
- Ask for the build timeline, permit status, and lot map.
- Confirm what is included and what is not, including landscaping and window coverings.
- Review warranty coverage, claim deadlines, and who administers it.
- Ask about utility hookups and any planned development near your lot.
- Tour a completed spec home and schedule phased inspections.
- Verify incentive conditions with the preferred lender and compare outside quotes.
Resale checklist
- Read the seller’s disclosure and plan your inspections.
- Order home and termite inspections, plus roof or HVAC specialists if needed.
- Review HOA rules and financials if applicable.
- Request utility bills and documentation for recent repairs or upgrades.
- Confirm boundaries, easements, and title items that affect use.
Next steps in San Tan Valley
Choosing between new and resale is easier when you compare total ownership cost, timing, and the way you plan to live in the home. Start by shortlisting one or two new communities and two or three resale homes that fit your budget and lot preferences. Then apply the scorecard above, tour with a clear checklist, and verify the details that matter most to you.
If you want a local, step‑by‑step guide, I am here to help you compare both options, line up inspections, and negotiate the right terms. Reach out to Robyn Combs to get answers tailored to your move and your budget.
FAQs
Can you negotiate on a new build in San Tan Valley?
- Yes. You can often negotiate on spec homes, lot premiums, and closing costs. Incentives may be stronger at month‑end or on inventory homes.
Do builders provide warranties on new homes?
- Most offer tiered coverage commonly described as 1 year for workmanship, 2 years for systems, and 10 years for major structural defects. Read the warranty for exclusions and deadlines.
Should you get an inspection on a brand‑new home?
- Yes. Independent inspections, including a pre‑drywall and a final inspection, help catch issues early and support any warranty claims.
What hidden costs come with new construction?
- Watch for lot premiums, upgrades and options, landscaping, window coverings, and certain utility or impact fees that are not in the base price.
How do HOAs differ between new and resale communities?
- Newer developments often have more defined CC&Rs and planned amenities, which can mean higher dues. Resale communities vary widely, so review the documents and financials.
What if you need to move quickly?
- A resale or a finished spec home usually closes faster than a to‑order build. Typical financed resale closings run about 30 to 45 days.
Which holds value better, new or resale?
- Resale value depends on location, lot quality, and finishes. New homes may command a premium early on, but established neighborhoods with strong lots can perform well over time.
