A builder’s sales office is staffed by people who work for the builder. They can be helpful and honest, and they still represent the seller. Walk in with your own list, ask for the answers in writing, and you will compare communities on facts instead of model-home finishes.
Bastrop County had 195 active new-construction homes listed on the MLS on October 29, 2026 (Unlock MLS IDX feed), spread across communities from Elgin to Cedar Creek to Smithville. The questions below are the ones I ask on behalf of buyers at every one of them. Print this page or save it to your phone before your first visit.
Before you visit: register your agent
Many builders require your agent to accompany you, or be named on the registration card, at your first visit for the agent to represent you on that home. Ask the builder’s policy before you walk in, and put your agent’s name on the card. Under Texas law, an agent must have a written buyer representation agreement with you before showing you a home, and that agreement must say broker compensation is not set by law and is fully negotiable; see the Texas Real Estate Commission’s guidance. A builder may agree to pay part or all of your agent’s compensation; confirm that in writing.
The home and the lot
- Is this home already started? If so, what is the realistic completion date, and what happens if it slips?
- Which options and upgrades are installed in this home, as opposed to the model? Ask for the option list by address.
- What is the lot size, and are there easements, drainage areas or a floodplain on or next to it? Check the address yourself on the FEMA Flood Map Service Center.
- Which direction does the back yard face, and what is planned behind it: more homes, a road, a detention pond, open space?
- Is there a lot premium, and what does it buy?
- Will you allow my own inspector at pre-drywall and at final? What notice do you need?
Money: price, incentives and the lender
- What incentives are available today, and are any of them tied to using your affiliated lender or title company?
- If I use my own lender, which incentives do I lose? Get both scenarios on paper and compare written Loan Estimates; the CFPB’s homebuying tools explain how.
- Is a rate buydown temporary or permanent? What is the payment in year one, year three and after?
- How much earnest money do you require, when does it become non-refundable, and is it held by a title company?
- Are there price increases between contract and closing on a to-be-built home?
Taxes, districts and dues
This is where two homes at the same price end up with very different payments. Many Bastrop County subdivisions sit in a municipal utility district (MUD) or public improvement district (PID), which adds a tax rate or an assessment on top of county, city and school taxes.
- Is the community in a MUD, a PID, or both? What is the current MUD tax rate or PID assessment, and for how many years does the PID assessment run?
- What is the total tax rate for this address, all taxing units combined? Look the address up on Bastrop CAD.
- What are the HOA dues, what do they cover, and is there a one-time capital or transfer fee at closing?
- When will the home first be appraised with the house on it? Texas appraisal districts value property as of January 1, so a home that was still a lot or partly built on that date is taxed that year on the land plus whatever part of the house was built, and the escrow payment rises the following year once the finished house is on the roll.
My MUD and PID guide walks through how to read those notices, and the property tax and homestead guide covers filing your exemption after you move in.
Utilities and services
- Who provides water, wastewater, electricity, gas (if any), trash and internet at this address?
- Is the home on city sewer, a MUD system or an on-site septic system? If septic, what type, and who holds the maintenance contract?
- Which school district and campuses serve the address today? Confirm with the district rather than the sales sheet; boundaries change as new schools open.
Warranty and after closing
- What warranty comes with the home, who backs it (the builder or a third-party company), and what does each year cover? Ask for the actual warranty booklet, not a summary.
- How do I file a warranty request, and what is your typical response time?
- Is there a scheduled walkthrough at 30, 60 or 90 days and at 11 months?
- For an inventory home that is already finished: when did the warranty start?
The contract
- Is this your own contract or a Texas Real Estate Commission promulgated form? Builder contracts often differ from the resale contract buyers know.
- Is there an option or inspection period, and how long is it?
- What are my outs if my financing or the appraisal falls short?
- Can the builder substitute materials or change the plan, and how am I told?
Have a real estate attorney review any contract terms you do not understand. I help clients line up these questions, compare answers across communities and track the deadlines; I do not give legal advice.
Compare communities side by side
Ask every builder the same questions and put the answers in one table: price, total tax rate, HOA, incentive, lot size, completion date and warranty. The new homes for sale in Bastrop County page lists the active communities and their builders, and the new construction vs. resale comparison helps if you are still deciding between a new build and an existing home.
Do I need my own agent to buy from a builder in Bastrop?
You are not required to have one, but the builder’s sales staff represent the builder. Your own agent works for you on price, incentives, inspections and deadlines. Many builders require the agent to be registered at your first visit, so decide before you walk in.
Should I get an inspection on a brand-new home?
Yes. City or county inspections check code items at points during construction; they are not a buyer’s inspection. Ask the builder to allow an independent inspector at pre-drywall and before the final walkthrough.
Why is the tax bill on a new home higher in the second year?
Texas appraisal districts value property as of January 1. If the house was unfinished on that date, the first bill reflects the land and whatever part of the house was built. The next year’s bill includes the house, so escrow usually goes up.
Should I use the builder’s lender to get the incentive?
Compare both ways. Ask for the incentive with and without the affiliated lender in writing, then compare written Loan Estimates for the same loan from at least two lenders.
Want a second set of eyes at the sales office? Call or text (512) 993-8488, or book a homebuyer consultation.
Written by Bre Meador, REALTOR® — All City Real Estate, Bastrop County, TX · U.S. Army veteran · TREC #835116. Last reviewed October 2026. This is general information from a licensed REALTOR®, not legal, tax, lending, engineering or insurance advice. Verify property-specific facts with the responsible professionals and agencies.