New Construction Is Now Cheaper Than Resale in Much of Dallas-Fort Worth: 20 Cities, Real Data

New Construction Is Now Cheaper Than Resale in Much of Dallas-Fort Worth: 20 Cities, Real Data

For most of the past decade, buying a brand-new home in Dallas-Fort Worth meant paying more than you would for an existing one. New construction carried a premium for the warranty, the energy efficiency, and the fact that nobody had lived there before.

In 2026, that premium has disappeared across much of North Texas, and in many cities it has reversed. According to Zillow, newly built homes in the Dallas metro are now selling for about 10% less per square foot than existing homes. MLS data shows that in at least 20 DFW cities, the median new-construction sale price is below the median resale price, in some cases by more than $100,000.

This guide covers where new homes are cheaper and by how much, why it's happening, where the trend does not hold, and the hidden costs that can erase a lower sticker price.

Key Takeaways

• Metro-wide, new homes are cheaper. Zillow puts Dallas-area new homes at $175 per square foot vs. $195 for existing homes (July 2026), a discount of about 10%.
• On median price, new homes sold for $374,990 vs. $389,000 for resale across North Texas over the past 12 months (NTREIS MLS data).
• New construction is about 1 in 4 DFW home sales. It made up 25.8% of closings, up from 18.9% in 2019.
• The biggest gaps are on the metro's edges. In Argyle, Granbury, Haslet, and Godley, new homes sold for 17% to 27% less than resale homes.
• Not every city follows the pattern. In Frisco, Mansfield, Rockwall, and Anna, new construction still sells for well above resale on median price.
• A lower price isn't always a lower cost. Higher tax rates, PIDs, MUDs, and HOA dues in new communities can cancel out part or all of the savings.

The Big Picture: What the 2026 Data Shows

The national shift

In late September 2026, Zillow released an analysis showing that new homes nationwide now sell for a median of $205 per square foot vs. $212 for existing homes. That's a sharp reversal. From 2018 through 2024, new homes cost more per square foot than existing homes in 77 of 84 months, and the premium peaked at $25 per square foot in November 2022. New homes have now sold at a discount in 17 of the last 19 months.

Zillow found the deepest discounts in Sun Belt metros where builders have been most active, including Austin, Raleigh, and Tampa. The biggest premiums are in places where little gets built, such as New York, Cleveland, and Detroit.

Where Dallas-Fort Worth fits

Source: Zillow, July 2026 price per square foot; share of sales for August 2025–July 2026.

DFW ranks among the larger new-home discounts in the country, behind only a handful of metros such as Austin, Raleigh, and Tampa. The Dallas metro's new-construction share of sales has grown 7 percentage points since 2019, one of the largest increases in the nation.

In real dollars: at $20 less per square foot, a typical 2,300-square-foot new home costs about $46,000 less than an existing home of the same size, before any builder incentives.

How We Compared New vs. Resale by City

For the city-level comparison, we used North Texas Real Estate Information Systems (NTREIS) MLS data compiled by Pax Realty. It covers 92,079 closed residential sales from October 5, 2025 through October 5, 2026 across 185 North Texas cities. For each city, the dataset reports the median sale price of new construction and the median sale price of resale homes.

One important caveat: median price is not adjusted for home size or location. In some cities, new homes are larger than the resale stock. In others, builders are selling smaller entry-level product or townhomes. We point out where that mix matters in the city breakdowns below. Zillow's per-square-foot figure is the size-adjusted check at the metro level.

20 DFW Cities Where New Homes Sell for Less Than Resale

Source: NTREIS MLS closed residential sales, Oct. 5, 2025–Oct. 5, 2026, compiled by Pax Realty. Medians, not size-adjusted.

City-by-City Breakdown

1. Argyle: New Homes $160,500 Below Resale

Argyle has the largest percentage gap on this list. New construction sold for a median of $439,000, compared with $599,500 for resale. Much of the difference comes from what's being sold. Argyle's resale market includes established luxury neighborhoods such as Canyon Falls and The Lakes of Argyle, while newer builder product is concentrated in areas like Harvest. Even so, for buyers who want an Argyle address, new construction is the more affordable way in by a wide margin.

• 429 total sales; about 16% new construction
• Overall median: $569,000, essentially flat year over year (−0.1%)

2. Granbury: New Homes 19% Below Resale

Granbury, the lake town southwest of Fort Worth, has new homes selling for a median of $314,967, compared with $390,000 for resale. That's about $75,000 less. Much of Granbury's resale stock is lakefront or larger-lot property, while builders are delivering entry-level and move-up homes on the edge of town.

• 1,278 total sales; about 30% new construction
• Overall median: $360,000

3. Haslet: $100,000 Less for New Construction

North Fort Worth's Haslet is one of the clearest examples of builders undercutting resale. New homes sold for a median of $449,990, compared with $550,000 for resale, and more than half of all sales were new. On a 10%-down loan at 6.5%, a $100,000 lower price works out to roughly $570 a month less in principal and interest.

• 435 total sales; 52% new construction
• Overall median down 7.3% year over year

4. Godley: New Homes 17% Below Resale

Godley sits in Johnson County, south of the Fort Worth suburbs. New construction sold for a median of $382,888, compared with $460,000 for resale. Builders now account for more than half of all sales here, which gives buyers real negotiating leverage.

• 317 total sales; 51% new construction
• 72% of listings had to cut their price at least once

5. Farmersville: Builders Dominate the Market

In Farmersville, east of McKinney, 78% of all sales were new construction. New homes sold for a median of $300,000, compared with $355,000 for resale. When builders control most of the market, they effectively set the price, and resale sellers have to compete with them.

• 413 total sales
• Overall median down 9.5% year over year

6. Heath: $115,000 Less in a Premium Suburb

Heath, on the east side of Lake Ray Hubbard, is one of Rockwall County's most desirable addresses. New construction sold for a median of $665,000, compared with $780,000 for resale. Much of Heath's resale stock is large custom and lakeside homes, which pushes the resale median up. Still, new construction is a lower-cost way into a high-end market.

• 277 total sales; about 25% new construction

7. Caddo Mills: A Hunt County Value Play

Caddo Mills, east of Royse City along I-30, saw new homes sell for a median of $341,245, compared with $399,990 for resale. That's a $58,745 gap. It's one of the smaller markets on this list, but one-third of all sales are new construction.

• 201 total sales; 34% new construction

8. Pilot Point: 77% New, 13% Cheaper

In Pilot Point, in north Denton County, 77% of sales were new construction, and those homes sold for a median of $299,990, compared with $345,000 for resale. It's one of the few places in DFW where you can still buy a brand-new home in the high $200s.

• 455 total sales
• 77% of listings cut their price at least once, one of the highest rates in North Texas

9. Providence Village: New Homes in the $260s

Providence Village, between Aubrey and Little Elm, recorded a new-construction median of $265,599, compared with $299,000 for resale. That's one of the lowest new-home medians in Denton County.

• 356 total sales; 61% new construction
• Overall median down 7.6% year over year

10. Celina: The Best-Documented Example

Celina has been the nation's fastest-growing city for several years running. New construction made up 69% of sales, at a median of $498,000, compared with $557,250 for resale.

Celina is the best example because the gap holds up after adjusting for size. A separate NTREIS analysis by Paragon Realty Advisors found that in Q2 2026, builders in Celina sold at a median of $183 per square foot, compared with $208 for resale. That's about $67,500 less on a typical home. The same analysis found that a builder's 2/1 rate buydown can lower a buyer's first-year payment by roughly $539 a month compared with buying a resale home at market rates.

• 1,714 total sales, the most of any city on this list
• Overall median down 13.4% year over year
• 69% of sellers contributed toward buyer costs, typically about $13,100

11. McLendon-Chisholm: Half of Sales Are New

In McLendon-Chisholm, in Rockwall County, new homes sold for a median of $606,293, compared with $670,000 for resale. Half of all sales were new construction, and the typical seller contribution here, about $15,000, is among the highest in the metro.

• 130 total sales; 50% new construction

12. Aubrey: $32,000 Less, Majority New

Aubrey has some of the busiest master-planned communities in DFW, including Silverado, Sandbrock Ranch, and Highpointe Ranch. New construction sold for a median of $317,999, compared with $350,000 for resale. Silverado alone recorded 260 sales in the past year, at a median of about $311,700.

• 1,060 total sales; 55% new construction
• Overall median down 12.9% year over year

13. Plano: A Small but Real Gap

New construction makes up only 3.2% of Plano's sales, because there's little vacant land left. The new homes that do sell came in at a median of $466,490, compared with $510,000 for resale. Much of Plano's new product is infill and townhomes rather than large detached homes, so this gap partly reflects the product type. Still, for buyers who want a new home in Plano ISD, it shows that new construction isn't automatically the expensive option.

• 2,441 total sales; about 78 new-construction sales

14. Dallas: New Homes Below the City's Resale Median

Within Dallas city limits, new construction sold for a median of $425,000, compared with $460,000 for resale. New construction in Dallas covers a wide range, from townhomes and starter homes in southern and eastern Dallas to luxury teardown rebuilds in neighborhoods like Preston Hollow and the M Streets. Overall, though, the typical new home in Dallas costs less than the typical resale.

• 9,187 total sales; 11% new construction

15. Aledo: A Small Discount in a Top School District

Aledo is one of the most in-demand school districts on the Fort Worth side. New construction there sold for a median of $514,950, compared with $532,500 for resale. Communities like Morningstar, with 148 sales in the past year, are driving the volume.

• 530 total sales; 41% new construction
• Overall median down 8.2% year over year

16. Azle: Close to Even, Slightly in Buyers' Favor

Azle, northwest of Fort Worth near Eagle Mountain Lake, saw new homes sell for a median of $329,670, compared with $339,000 for resale.

• 537 total sales; 29% new construction

17. Allen: New Construction Is Slightly Cheaper

Like Plano, Allen has limited new construction (7.3% of sales). New homes sold for a median of $484,730, compared with $496,500 for resale.

• 1,064 total sales

18. Ennis: More Than Half of Sales Are New

In Ennis, in southern Ellis County, 52% of sales were new construction, at a median of $268,990, compared with $275,000 for resale. It's one of the most affordable markets in the metro for new homes.

• 347 total sales

19. Springtown: Near-Even on Price

Springtown, in Parker County, saw new homes sell for a median of $386,475, compared with $395,000 for resale.

• 414 total sales; 41% new construction

20. Denton: Essentially Even

In Denton, new construction sold for a median of $360,000, compared with $365,000 for resale, a difference of just $5,000. When new and resale cost about the same, a new home's warranty, energy efficiency, and builder incentives can tip the decision.

• 1,773 total sales; 29% new construction

Where New Construction Still Costs More

New construction is not cheaper everywhere in DFW. In several popular cities, median new-home prices are still well above resale:

Source: NTREIS MLS closed sales, Oct. 2025–Oct. 2026, compiled by Pax Realty.

Why these cities differ:

• Frisco, Rockwall, and Mansfield: New construction in these cities is mostly larger, higher-end homes in new master plans, while the resale stock includes older, smaller homes. The gap on median price is partly a difference in size and age, not only in price per foot.
• Anna, Forney, and Princeton: The resale stock here is already very new. Many "resale" homes were built in the last two to five years, often smaller entry-level product. A one-year-old resale home is in direct competition with the builder down the street, which is why prices in these cities have softened even though new homes sit above resale on median price.

Even in cities where new costs more on median price, builder incentives can still make the monthly payment lower. Compare offers home by home.

Why Builders Are Now Undercutting Resale Sellers

1. Resale owners are locked in

Most existing DFW homeowners have mortgage rates around 3% from the pandemic years, plus significant equity. They don't need to sell, and if they don't get their price, many can rent the home out instead. Zillow notes that national resale inventory is still about 17% below pre-pandemic levels.

2. Builders have inventory to move

Builders don't have the option to wait. Nationally, new-home supply reached 9.6 months in July 2026, up from about 6 months in 2018–2019. In DFW, the MLS shows about 10,300 active new-build listings, roughly 4.7 months of new-construction supply. Builders answer to quarterly sales targets and carrying costs, so they cut prices and add incentives to keep homes moving.

3. Builders can offer financing that resale sellers can't

A resale seller can lower the price. A builder can lower the price, buy down your interest rate, and cover closing costs, often through an in-house lender. DFW builders in 2026 have been offering 2/1 buydowns that bring first-year rates near 3%, along with $10,000 to $30,000 in flex cash.

4. Builders' land costs were locked in earlier

Many builders bought or optioned their lots years ago at lower prices. That gives them room to price below what a homeowner who bought in 2022 or 2023 needs to break even.

5. DFW kept building

DFW is one of the most active homebuilding markets in the country. New construction now makes up about a quarter of all DFW closings, and in some ZIP codes it's the majority. A Paragon NTREIS analysis found that new construction accounted for 79% of closings in Princeton (75407), 73% in Celina (75009), and 62% in McKinney's 75071. When builders make up most of the market, they set the prices that resale homes are compared against.

Price Per Square Foot vs. Total Price: Why Headlines Disagree

Earlier in 2026, a Realtor.com report found that newly built DFW homes cost about 8.9% more than existing homes. That can look like it contradicts Zillow's finding. It doesn't, because the two reports measure different things:

• Realtor.com measured listing prices. Zillow measured what homes actually sold for. In 2026, many new homes sell below list after incentives.
• Realtor.com compared total prices. Zillow compared price per square foot. New homes are often larger than the average resale home, so a new home can cost more in total while still costing less per square foot.

For buyers: compare homes per square foot and by total monthly payment, not just by sticker price.

The Incentive Layer: Where the Real Savings Are

The price gap is only part of the story. In new-construction-heavy markets, sellers routinely contribute toward buyers' closing costs:

Source: NTREIS MLS, Oct. 2025–Oct. 2026, compiled by Pax Realty.

Builder incentives typically include:

• Rate buydowns: temporary (2/1, 1/0) or permanent
• Closing cost credits
• Design center or upgrade credits
• Price reductions on completed spec homes, especially near quarter-end and year-end

A word of caution: a 2/1 buydown is temporary. The rate goes up in year two and reaches the full note rate in year three. Make sure you can afford the payment at the full rate, and compare the builder's preferred lender against at least one outside lender.

Hidden Costs That Can Erase the Savings

A lower purchase price doesn't always mean a lower cost of ownership. Before deciding, compare the full carrying cost of each home.

Property tax rates

New communities are often in fast-growing school districts that are paying off large bond programs. Paragon's analysis compared 2025 combined tax rates: Celina at $2.04 per $100 of value vs. McKinney at $1.75. That adds up to about $1,470 a year more on a $515,000 home before exemptions.

PIDs and MUDs

Many new DFW communities sit inside a Public Improvement District (PID) or Municipal Utility District (MUD). These fund roads, utilities, and amenities through extra assessments or taxes. One verified Celina PID lot carried an annual assessment of about $2,005. Always ask for the PID or MUD disclosure before signing a contract.

HOA dues

Mandatory HOAs are nearly universal in new communities. HOAs cover 97% of sales in Celina (typical dues $91 a month) and 93% in Frisco ($104 a month), compared with 58% of sales metro-wide ($62 a month).

Move-in costs

Builder homes often come without window coverings, a fence, full landscaping, or a refrigerator. Budget $5,000 to $15,000 for these items, or negotiate for the builder to include them.

The trade-off in the other direction

Resale homes come with their own costs: older roofs, HVAC systems, and water heaters; higher utility bills; and no warranty. Most new homes include a 10-year structural warranty and come with impact-resistant roofing and energy-efficient systems that can lower insurance and utility costs.

Payment Example: What the Gap Means Each Month

Using Celina's median prices, with 10% down and a 6.5% 30-year fixed rate (principal and interest only):

Add a builder rate buydown on top, and the first-year gap can grow substantially. Then subtract the higher tax rate and any PID to get your true net savings.

Should You Buy New or Resale in DFW?

New construction may be the better choice if:

• You're buying in a city where builders are pricing below resale (see the table above)
• You want a warranty and lower near-term maintenance
• A builder rate buydown would meaningfully lower your payment
• You're comfortable with a newer community where trees and amenities are still developing

Resale may be the better choice if:

• You want an established neighborhood with mature trees and no construction traffic
• You're buying in a city where new homes carry a premium, such as Frisco, Rockwall, or Mansfield
• You want to avoid PIDs, MUDs, or high-rate school districts
• You prefer a larger lot. Older homes often sit on bigger lots than new builds.

What This Means If You're Selling

If you own a home in a city where builders make up most of the market, the builder is your main competition. You can't match a 3% rate buydown, so compete on what a builder can't offer: an established neighborhood, mature trees, a larger lot, completed amenities, and in some cases no PID. Price to the market from day one. In new-construction-heavy cities, homes that hold their original price sell much faster than homes that start high and cut later.

Frequently Asked Questions

Are new homes really cheaper than existing homes in Dallas-Fort Worth?
In many areas, yes. Zillow reports that new homes in the Dallas metro sold for about $175 per square foot vs. $195 for existing homes in July 2026, roughly 10% less. MLS data shows the median new home sold for $374,990 vs. $389,000 for resale across North Texas over the past year.

Which DFW cities have the biggest new-construction discount?
Based on median sale prices from October 2025 to October 2026, the largest gaps were in Argyle (about 27% below resale), Granbury (19%), Haslet (18%), Godley (17%), and Farmersville (15.5%).

Why are builders selling below resale prices?
Resale owners are locked into low mortgage rates and don't need to sell, while builders have inventory to move and quarterly targets to hit. Builders can also lower prices and buy down interest rates in ways individual sellers can't.

Is new construction cheaper in Frisco?
Not on median price. Frisco's new homes sold for a median of about $801,000 vs. $630,000 for resale, largely because new Frisco product is bigger and higher-end.

Do new homes in DFW have higher property taxes?
Often, yes. Many new communities are in fast-growing school districts with higher tax rates and may also carry PID or MUD assessments. Compare total carrying costs, not just the purchase price.

How long will new homes stay cheaper than resale?
That depends on builder inventory and mortgage rates. Zillow notes that permitting has slowed nationally. If builders pull back and inventory shrinks, the discount could narrow.

Can I use my own agent when buying new construction?
Yes, and you should. Most builders require your agent to be with you on your first visit to register you. The builder's sales staff represents the builder.

Find Out Where the Deals Are

The gap between new and resale changes community by community, and sometimes street by street. OnDemand Realty tracks new-construction pricing, builder incentives, and resale competition across the Dallas-Fort Worth Metroplex. We can help you compare the total cost of ownership of new and resale homes in the cities you're considering, and negotiate the best builder deal when you find the right one.