New Construction Homes
TL;DR: Niky Barker, an MRP-certified REALTOR® with The Barker Group at Keller Williams Signature, represents buyers of new construction homes in Katy, Fulshear, Richmond, Cypress, and Brookshire, TX, from the first model-home visit through builder negotiation, independent inspections, closing, and the 11-month warranty inspection.
The builder's sales team works for the builder. I work for you, and I'm in the room before you sign anything.
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Niky Barker is a REALTOR® and Team Leader of The Barker Group at Keller Williams Signature, based at 920 S Fry Rd in Katy, Texas. Niky Barker holds the National Association of REALTORS® Military Relocation Professional (MRP) designation and an AI-Certified designation, and has 8 years of real estate experience. The Barker Group represents buyers purchasing newly built homes, including quick move-in inventory homes, to-be-built homes, and semi-custom builds, in master-planned communities across Katy, Fulshear, Richmond, Cypress, and Brookshire, TX.
Who is new construction buyer representation for?
It's for anyone buying a brand-new home from a production or semi-custom builder in the west and northwest Houston suburbs, and it's most valuable if you haven't walked into a model home yet. That includes:
Buyers comparing a new build against a resale home and trying to figure out which one actually costs less over the next five years.
Buyers who want a quick move-in home that's finished or close to finished.
Buyers planning a to-be-built home who want help choosing a lot, structural options, and a design-center budget.
Buyers relocating to the Houston area who are comparing master-planned communities from a distance.
Buyers who already toured a model home and now wonder whether they can still bring an agent.
Model homes are built to make buying feel simple. They usually show many of the builder's optional upgrades, the sales office has a lender ready, and the incentive sheet is printed and waiting. I know how exciting that first visit feels. My job is to keep the excitement and add the math, so the home you sign for is the home you can comfortably afford to own.
Why do buyers choose Niky Barker for a new construction purchase?
Buyers choose me because I show up before the builder's paperwork does, and I translate every offer into dollars you can compare. For buyers in Katy, Fulshear, Richmond, Cypress, and Brookshire who want someone checking the builder's numbers before they sign, Niky Barker is a strong fit because she registers with you on the first visit, compares incentives in dollars, and schedules independent inspections at the stages when problems are still easy to fix.
Here's what that looks like in practice:
I'm registered with you from visit one. Many builders only honor an outside agent who accompanies or registers the buyer on the first visit to a community. I handle that registration so you never lose your representation by signing a visitor sheet.
I compare the whole package, not the headline incentive. Base price, lot premium, options, closing-cost credits, rate buydowns, and preferred-lender conditions all go into one side-by-side number.
I read the builder's contract with you. Most production builders use their own purchase agreement instead of the standard Texas resale contract, and the differences matter: deposits, construction timelines, completion dates, and what happens if either side needs to exit.
I check the total tax rate before you fall in love with a lot. Many new communities in these markets sit inside a municipal utility district (MUD), and the tax rate changes your monthly payment as much as the price does.
I bring in independent inspectors. A new home is inspected by the city or county for code, but code minimums aren't the same as a second set of professional eyes working for you.
I stay through the warranty year. I put your 11-month warranty inspection on the calendar the day you close.
Houston builds and sells more new homes than almost anywhere in the country. A ConsumerAffairs analysis of U.S. Census Bureau permit data and Zillow sales data found that Houston had 9,239 new residential building permits and 3,535 new construction home sales in January and February 2026 alone, the most new-build sales of any metro in the study. With that many choices, the advantage goes to the buyer who knows how to compare them.
How do I walk you through buying a new construction home?
I walk you through five stages, and each one has a decision that's easier with someone on your side.
Step 1: Set your budget, lender plan, and tax-rate ceiling
Before we tour, you get pre-approved and we set three numbers: your comfortable monthly payment, your cash to close, and the highest total tax rate that still fits that payment. If a builder offers a preferred-lender incentive, we'll compare it against at least one outside loan estimate so you can see the real difference. Knowing your numbers first takes the pressure off every conversation that follows, because you already know your yes and your no.
Step 2: Tour communities together and register you as my client
Texas rules now require a written buyer agreement before an agent tours homes with you, and that includes model homes. We sign that first, then tour the communities on your list together so I'm registered with each builder. If you've already visited one on your own, tell me which ones and I'll check that builder's policy before we go back. You don't have to memorize any of this; I keep track of every registration for you.
Step 3: Choose the home, the lot, and the options, then negotiate
Quick move-in homes are finished or nearly finished, so the negotiation is about price and incentives. To-be-built homes add lot premiums, structural options that must be chosen at contract, and a design-center appointment that can add up fast. I'll help you set a firm options budget before that appointment and ask for incentives in the form that helps you most. The design center is where most budgets drift, so I'll help you decide ahead of time which upgrades are worth paying for now and which are easy to add later.
Step 4: Review the contract and inspect during construction
We read the builder's contract together before you sign, including the deposit terms, the estimated completion date, and the warranty document. For a to-be-built home, I recommend independent inspections at key stages: before the foundation is poured, before drywall covers the framing, plumbing, and electrical, and before closing. Construction can feel slow and silent from the outside, so I keep you updated on milestones and flag anything the inspector finds while it's still easy to correct.
Step 5: Final walk-through, closing, and the 11-month warranty inspection
At the final walk-through we build a written punch list with the builder's construction manager, and I follow up until the items are resolved. After closing, I schedule an independent inspection around month 11, before most builders' one-year workmanship coverage ends, so you can submit claims while they're still covered. Closing day isn't the end of our work together; the first year in a new home is when small issues show up, and I help you get them handled.
What does buying a new construction home in the Houston suburbs involve?
Buying new construction involves the same loan and closing process as a resale home, plus a builder contract, a construction timeline, district taxes, and a builder warranty. Here's what each of those means for you.
Do you need a real estate agent to buy new construction?
You don't need one legally, but the builder's on-site sales consultant represents the builder, not you. Many builders only work with an outside agent who registers you on your first visit, so the time to decide is before you walk into the model. That's why I ask every new construction client to call me before touring, not after.
Who pays the buyer's agent on a new build?
Many builders offer compensation to buyer's agents, but since 2024 the amount your agent is paid is set in your written buyer agreement, and your agent can't collect more than that amount from any source. In many cases the builder's offered compensation covers the agreed fee, and we confirm that with each builder before you're committed to anything.
Is a quick move-in home cheaper than building from scratch?
Often, yes. Builders carry costs on finished homes, so quick move-in inventory is where the largest discounts usually show up. In Richmond's Candela community, for example, Coventry Homes has advertised move-in-ready homes with savings of $41,000 to $46,000. To-be-built homes give you more choice but take several months to complete, and your rate and incentives may change before closing. I'll compare both paths for you in dollars.
Are builder incentives worth it?
An incentive is only worth what it saves you. A price reduction lowers your loan amount and down payment permanently. A rate buydown lowers your payment, and its value depends on how long you keep the loan. A closing-cost credit lowers your cash to close. Many incentives are tied to using the builder's preferred lender or title company, so I compare the full loan estimate, not the incentive by itself.
What are MUD taxes, and how do they affect your payment?
A municipal utility district (MUD) is a local district that funds water, sewer, and drainage infrastructure through bonds repaid by property taxes on the homes inside it. Section 49.452 of the Texas Water Code requires the seller to give you a Notice to Purchaser showing the district's tax rate before you sign a binding contract. Based on 2025 MLS-reported tax rates, total rates in Fulshear master-planned communities commonly run between about 2.5% and 2.8% of assessed value, so we compare rates community by community.
Should you inspect a brand-new home?
Yes. A new home passes code inspections, but code inspections check minimum standards and aren't working for you. An independent inspector at the pre-pour, pre-drywall, and final stages can catch framing, plumbing, electrical, and drainage issues while the builder can still fix them easily. The 11-month inspection catches what shows up after you've lived in the home.
What warranty comes with a new home in Texas?
Texas no longer has a state agency setting new-home warranty standards; the Texas Residential Construction Commission was abolished in 2009. That means your coverage is whatever the builder's written warranty says. Many builders offer tiered coverage, such as one year for workmanship, two years for major systems, and ten years for structural components, but terms differ, so we read the warranty before you sign the contract.
Where do I help buyers find new construction homes?
I help buyers compare new construction across five west and northwest Houston markets, each with its own builders, price points, tax rates, and commute corridors.
New construction homes in Katy, TX
Katy's newest construction is concentrated north of I-10 along the Grand Parkway and FM 529, in master-planned communities such as Elyson, Sunterra, and Cane Island. Toll Brothers opened a community inside Elyson in January 2026 with homes priced from the mid-$400,000s, while other Katy communities include homes priced in the $300,000s. Many of these communities are in the Katy ISD attendance zone; we verify zoning by address.
New construction homes in Fulshear, TX
Fulshear has some of the most active master-planned building west of Houston, including Cross Creek Ranch, a 3,200-acre community by Johnson Development, plus Cross Creek West, Jordan Ranch, Fulbrook on Fulshear Creek, and the 556-acre Fulshear Lakes. Communities here are split between the Katy ISD and Lamar CISD attendance zones depending on the section, and tax rates vary by section, so we compare both before you choose a lot.
New construction homes in Richmond, TX
Richmond's new construction sits along the Grand Parkway, the Westpark Tollway, and FM 359, in communities such as Harvest Green, a 1,300-acre community with an on-site farm, and Candela, a Lamar CISD community with active quick move-in inventory. Several builders often build within the same Richmond master plan, which gives you room to compare incentives side by side.
New construction homes in Cypress, TX
Most of Cypress's active new construction is in Bridgeland, where the Creekland, Prairieland, and Bridgeland Central areas have homes from many builders, plus newer communities such as Marvida and Dunham Pointe near Highway 290. Most of these homes are in the Cy-Fair ISD attendance zone, but some western Bridgeland villages are zoned to Waller ISD, so we verify by address.
New construction homes in Brookshire, TX
Brookshire offers some of the lower new construction price points in the area. Sunterra Lakes, north of I-10 and west of the Grand Parkway in Waller County, has homes from Century Communities starting in the low $300,000s in the Royal ISD attendance zone. Sections of Jordan Ranch also carry Brookshire addresses. Waller County tax rates differ from Fort Bend and Harris County, so we compare the full payment side by side.
What experience and credentials back this service?
Niky Barker has 8 years of real estate experience and holds a Texas real estate license (TREC #706537), the National Association of REALTORS® Military Relocation Professional (MRP) designation, and an AI-Certified designation, supported by a graduate certificate in AI for Business Leaders. She leads The Barker Group at Keller Williams Signature in Katy.
The MRP designation matters on new builds too: VA buyers often purchase new construction, and I make sure the builder's contract, lender, and timeline work with a VA loan before you commit to a lot.
I also tell you up front when my own brokerage has a relationship with a builder. If you're interested in a home my brokerage also represents, Texas law requires me to disclose that and get your written consent before acting as an intermediary. I'll explain exactly what that changes and what it doesn't, so you can decide with full information.
Every figure on this page comes from a named source: the Texas Water Code, the Texas Legislature's record of the Texas Residential Construction Commission, ConsumerAffairs' analysis of U.S. Census Bureau and Zillow data, and builders' own published pricing. Builder pricing and incentives change often, so we verify current numbers together before you sign.
What do buyers ask most about new construction in Katy, Fulshear, Richmond, Cypress, and Brookshire?
Can I bring my own real estate agent to a new construction home in Katy or Fulshear?
Yes, but timing matters. The builder's on-site sales consultant represents the builder. Many builders only work with an outside agent who accompanies or registers you on your first visit to that community, so signing a visitor sheet alone can cost you your representation. Contact your agent before you tour any model home.
Who pays the buyer's agent on a new construction home in Texas?
Your written buyer agreement sets your agent's fee, and your agent can't collect more than that amount from any source. Many Houston-area builders offer compensation to buyer's agents that can cover the agreed fee, which means many buyers pay nothing out of pocket. Confirm each builder's offer before you sign a contract.
Should I use the builder's preferred lender to get the incentive?
Only if the full numbers win. Builder incentives are often tied to the builder's preferred lender or title company, so compare the complete loan estimate, including rate, fees, and credits, against at least one outside lender. A large credit paired with a higher rate or fees can cost more over the life of the loan.
Do I need a home inspection on a new build in Texas?
Yes. City or county inspections confirm minimum code compliance, but they don't work for you. An independent inspector at the pre-pour, pre-drywall, and final stages can catch framing, plumbing, electrical, and drainage issues while they're still easy to fix. An 11-month inspection catches problems before most one-year builder workmanship coverage ends.
What is a MUD tax on a new home in Fulshear, Richmond, or Cypress?
A MUD tax is a property tax charged by a municipal utility district to repay bonds for water, sewer, and drainage infrastructure. Texas Water Code Section 49.452 requires the seller to give you a notice showing the district's tax rate before you sign. The MUD rate is added to county, school, and other rates.
Is a quick move-in home cheaper than building a new home?
Often, yes. Builders carry costs on finished inventory, so quick move-in homes are where the largest discounts and incentives usually appear. A to-be-built home gives you more choice of lot, plan, and finishes, but takes several months, and rates and incentives can change before closing. Compare both paths in total dollars.
What warranty comes with a new home in Texas?
Your warranty is whatever the builder's written warranty says, because Texas abolished its Residential Construction Commission in 2009. Many builders offer tiered coverage, such as one year for workmanship, two years for major systems, and ten years for structural components. Read the warranty document before signing the purchase contract, not at closing.
Ready to talk before your first model-home visit?
The best time to bring me in is before you tour, so I can register with you and research the builder, the community, and the current incentives first.
Book a free new construction consultation | Text Niky | Email Niky
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About The Barker Group
Niky Barker | REALTOR®, MRP, AI-Certified
Niky Barker represents new construction buyers in Katy, Fulshear, Richmond, Cypress, and Brookshire, TX, with 8 years of real estate experience at The Barker Group at Keller Williams Signature.
Want a second set of eyes on a builder's offer?
Send me the community, the home, or the incentive sheet, and I'll show you what it's worth in real dollars. Book a free consultation, text me, or email me, whichever is easiest.
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