Should You Buy First or Buy Last in a New Home Community?

Each comes with trade-offs. Timing matters.

Early buyers: lower prices, higher risk

• Pricing: Builders often start with discounted homes to attract interest. Prices usually rise as more homes sell.

• Lot selection: You might not get the prime lots. Some builders hold those back. Others release the best ones first.

• Unfinished amenities: Pools, clubhouses, and parks may still be in planning or construction. You’ll have to trust the vision.

• Noise and mess: Construction will be a daily reality for months or years.

• Fixes are easier: Subcontractors are still on site, so punch-list repairs are usually quick.

• Community bonding: Early buyers often form the tightest neighbor connections.

Biggest risks: Design flaws in early models, incomplete infrastructure, and unproven follow-through from the builder.

Late buyers: more certainty, less connection

• Move-in ready: Roads are paved, homes are built, landscaping is mature, and the vision is complete.

• Quieter life: Less noise, fewer trucks, no dodging debris on your walk.

• Harder to meet neighbors: The social fabric may already be woven.

• Repairs take longer: Subs may have moved on – small fixes can be a hassle.

• Possible deals: Builders may cut prices or throw in upgrades to close out the final homes, but don’t expect the same discounts as day one.

Biggest perk: You know exactly what you’re getting.

No one-size-fits-all strategy

Prices, perks, and lot release strategies vary by builder and market. Some developers go big with early discounts. Others hold firm and don’t deal – even at the end.

The bottom line

Buy early for the best deals and more neighborly vibes – if you can handle some dust and trust the vision. Buy late for move-in-ready calm and clarity – if you’re okay paying a little more and forging new social ground.

Pro tip: If you find a home you love in a community that fits – buy it. Waiting for a perfect deal can cost you the right one.