Why Charlotte-Area Buyers Are Choosing New Construction

by Kristen Coulter

A picture of my first home under construction. — My first home under construction. February 2001

I have had a few buyers lately who started out looking at resale homes and ended up buying new construction instead. It usually comes down to the same thing: the incentives builders are offering right now, like cash at closing and lower interest rates, make new construction hard to pass up. A new report from Homes.com backs up what I am seeing on the ground, so I wanted to walk through it here.

Why Buyers Are Making the Switch

The 2026 Homes.com New Construction Survey found that financial readiness (32%) and affordability (31%) are two of the biggest reasons buyers choose new construction, right behind wanting more space (35%). That lines up with what I am hearing from my own clients. When a builder is offering money toward closing costs or a rate buydown, it can change the whole math on what someone can afford, sometimes more than negotiating on an older home ever could.

I always tell buyers who are torn between resale and new construction to ask their lender to run both scenarios side by side. Sometimes the resale home looks cheaper on paper, but once you add in the builder incentive, the new build comes out ahead every month.

My Own New Construction Story

My first home was a new construction home, so I understand the appeal firsthand. There is something genuinely exciting about being the first one to live in a space, picking your own finishes, and not having to worry about an old water heater or roof giving out on you like we did with older homes we had lived in before. For a first-time buyer especially, that peace of mind is worth a lot.

But new construction comes with its own set of costs that catch people off guard. Nobody warned us about all the extras. We had to buy blinds for every window, landscape a completely bare yard, and furnish rooms that were empty because we had never owned that much space before. We also had to purchase appliances and ceiling fans ourselves, and eventually install a fence. Some builders include these things, but many do not, so it is important to ask exactly what is and is not part of your new home before you sign anything.

What Buyers Actually Want Once They're Building

According to the survey, once buyers get into the process, their priorities are pretty practical. A home office is the most wanted extra room, with 74% of buyers saying it matters and half wanting a second one. Kitchens win people over with natural light and real storage, not trendy finishes. And bathrooms are non-negotiable: 91% of buyers want both a tub and a shower, and most prefer a freestanding tub with a separate walk-in shower.

None of that surprises me. The buyers I work with care much more about a kitchen that actually works for their life than about a flashy countertop.

Run Your Full Monthly Number, Not Just the Price Tag

Here in North Carolina, buyers are especially tuned in to the full cost of ownership. The same survey found that a quarter of North Carolina new construction searches are filtered by total cost, including HOA dues, taxes, and fees, not just the sale price. That is smart, and it matters even more with new construction, because you are already budgeting for blinds, landscaping, furniture, and a fence. Add an HOA fee on top of that, and your true monthly number can look very different from what the price tag suggests.

Before you fall in love with a floor plan, I always recommend running the full picture: mortgage, HOA, taxes, insurance, and a rough budget for the extras you will need to make the house livable.

Builder Reputation Still Matters More Than the Incentive

It is easy to get pulled in by a great incentive, but the survey found that buyers still rank a builder's reputation above everything else. Quality of materials (57%) and builder experience (54%) far outweigh financial incentives (30%) when people choose which builder to go with. A good incentive on a builder with a poor track record is not actually a good deal.

If you are considering new construction in Union County or anywhere in the Charlotte area, I am always happy to help you look up a builder's reputation and history before you get attached to a floor plan.

FAQ

Q: Are new construction incentives actually worth it? A: Often, yes. Builder incentives like cash toward closing costs or a lower interest rate can lower your monthly payment more than negotiating on a resale home would. Always ask your lender to compare the numbers side by side, including any HOA fees, before deciding between a resale home and new construction in Union County or the greater Charlotte area.

Q: What hidden costs come with buying a new construction home? A: New construction often does not include blinds, landscaping, a fence, appliances, or ceiling fans, and every room needs furniture since you are typically moving into a larger, empty space. Ask your builder exactly what is included before you sign, since this varies a lot from builder to builder.

Q: Is new construction a good option for first-time homebuyers? A: Yes, and it is a popular choice. Over half of all new construction buyers nationally are first-time homebuyers, and in North Carolina it is closer to two-thirds. New construction means fewer surprise repairs and the chance to move into a home that has never been lived in before, which can bring a lot of peace of mind.

Q: How do HOA fees affect a new construction budget in Union County? A: HOA fees add to your true monthly cost beyond the mortgage payment, and many new construction communities in Union County have one. About a quarter of North Carolina buyers now filter their home search by total cost, including HOA dues and taxes, rather than looking at price alone, and I recommend doing the same.

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