Fernando Zaldivar | El Paso TX Real Estate

By Fernando Zaldivar | El Paso New Construction Specialist | livinginelpasotx.blog

Building a new construction home in El Paso, Texas is one of the most exciting decisions you can make. But if you have never done it before, the process can feel a little overwhelming. How long will it take? What decisions will you need to make and when? What happens if there are delays? These are questions I hear all the time, and the good news is that once you understand the timeline, the whole experience becomes a lot less stressful and a lot more enjoyable.

As someone who works with builders across El Paso every single day, from Carefree Homes and Hakes Brothers on the east side to Palo Verde and Desert View on the west, I want to walk you through exactly what to expect from the day you sign a contract to the day you get your keys.

Before You Sign Anything: Getting Pre-Approved

One of the things I hear most often from people thinking about buying a new construction home in El Paso is that applying for a loan sounds intimidating. I want to help take that fear away. Give me a call, tell me about your situation, and I can help guide you to the right loan officer for where you are right now. I have relationships with loan officers at most of the builder lenders here in El Paso and I can point you to the one that fits your circumstances best.

Here is a general picture of what a lender is going to look at. Your credit score is one of the first things that comes up. Most lenders want to see a 620 or higher. If you are below that, do not count yourself out. There are programs available specifically designed to help buyers get over that threshold. If your score is on the lower end of qualifying, the lender may also ask you to show that you have some money in reserves, but a lower score does not mean the door is closed.

Your work history matters as well. Lenders generally want to see two years of continuous employment. That does not mean you have to have worked at the same place for two full years. As long as you have been consistently employed, that counts. If you recently graduated and just started working in your field, that can also be taken into consideration even without a full two year history behind you.

Lenders will also look at your debt to income ratio. Without getting into all the math, what this means is that they are going to add up every monthly obligation you carry. Credit cards, department store cards, car loans, personal loans, any existing mortgages, and yes, child support and spousal support count in that calculation as well. They use that total to determine how much of a monthly payment you can realistically qualify for.

Finally, if you are a first time buyer or working with a tight down payment, there are assistance programs available in El Paso worth knowing about. They generally come in two forms. The first is a grant, which is money given to help with the down payment that never needs to be paid back. The second is a second loan program, where the assistance is structured as a subordinate loan. With most of these programs you do not have to make separate payments on it, and it does not need to be repaid as long as you stay current on your main mortgage. When you sell the home, you will need to pay off that second loan at closing. One thing worth knowing is that these programs typically come with a higher interest rate than a standard loan, so they are not always the right move for everyone. That is exactly why it helps to talk through your specific situation before assuming a program is the best path.

None of this should feel scary. Call me at 915-356-8732 and we will figure out together where you stand and what your next step looks like.

Signing the Contract and Choosing Your Lot

The journey begins the moment you decide to buy a new construction home and choose your community. Whether you are looking at Gateway Estates or Tierras Del Este in East El Paso, or you are drawn to the wide open spaces of Painted Sky, Summer Sky, or Paseos Del Este out in Horizon City, the first step is signing a purchase contract with the builder.

This stage typically takes one to two weeks. You will select your lot, review the base price of your home, and decide on any structural upgrades you want included. Structural options like adding a bedroom, a covered patio, or a three car garage have to be decided at this stage because once construction begins, those changes become very costly or simply impossible. Your agent, and this is exactly why you want a buyer’s agent representing you, will review the contract with you and make sure you understand every deadline and contingency.

For military families stationed at Fort Bliss, this is also the time to speak with a VA approved lender. Many builders in El Paso work with lenders who specialize in VA loans, and some even offer incentives specifically for veterans and active duty service members. Getting your VA loan eligibility confirmed early keeps the process moving without surprises.

Design Selections and the Preconstruction Phase

After your contract is signed, most El Paso builders will schedule you for a design center appointment. This is where you choose your flooring, cabinet colors, countertops, tile, paint, and all the interior finishes that will make the house feel like your home. Builders like Hakes Brothers, Edwards Homes, and LEH all have design studios where you will work with a coordinator to make these choices.

This phase usually takes two to four weeks depending on how quickly you can make decisions. My advice is to come prepared. Look at photos online beforehand, know your style, and have a rough idea of what you like. Bring your spouse, your partner, or someone whose taste you trust. These choices are permanent so you want to feel confident going in.

Once design selections are finalized, the builder will submit for permits with the city of El Paso. Permitting can take anywhere from two to six weeks depending on the community and the current workload at the city offices. Communities in Horizon City, for example, go through the Horizon City permitting office, which sometimes moves faster than the City of El Paso permitting department. Your builder should be able to give you a realistic expectation based on recent experience in that area.

The Construction Phase

This is the phase most buyers find both exciting and nerve wracking. Once permits are approved, ground gets broken and building begins. In El Paso’s climate, which is sunny and dry for most of the year, construction tends to move along well. The main weather related delays usually happen during the summer monsoon season from July through September, when afternoon storms can slow exterior work for days at a time.

A typical new construction home in El Paso takes four to seven months to build from groundbreaking to completion. Larger or more custom homes can take longer. Entry level homes from builders like Cullers Homes or Pointe Homes may move faster than a larger semicustom build from Desert View or Palo Verde. Ask your builder for their average build time on the specific floor plan you are purchasing.

During the construction phase, your builder will schedule milestone inspections that the city requires. A good rule of thumb is to visit the site regularly if the builder allows it, but always with their knowledge and approval. Many buyers also hire a third party inspector to walk the home at the frame stage and again just before the final walk through. This is money well spent. An independent inspector has no relationship with the builder and is looking out for you alone.

The Final Walk Through and Closing

When your home is nearly complete, your builder will schedule a final orientation walk through. This is your chance to go room by room with a builder representative and document anything that needs to be corrected before you close. Common items include paint touch ups, caulking gaps, hardware that is missing or misaligned, and appliances that need to be tested.

Take your time during this walk through. Bring a flashlight, open every cabinet, run every faucet, test every outlet, and turn on every light. Write everything down on the official correction list. A thorough walk through protects you and gives the builder a clear record of what needs to be addressed. Never feel rushed during this step. It is your right as the buyer.

Closing typically happens within one to three weeks after the final walk through, once the correction list items are resolved and your lender has completed the final loan approval. On closing day you will sign documents, your loan will fund, and you will receive the keys to your brand new El Paso home.

Moving In and Your First Year in a New Construction Home

Moving into a new construction home is a different experience from moving into a resale property. Everything is new and under warranty. Most El Paso builders offer a one year workmanship warranty covering things like nail pops, settling cracks, and minor adjustments, along with a two year mechanical systems warranty covering plumbing, electrical, and HVAC. Structural warranties typically last ten years.

During your first year, keep a running list of any warranty items you notice. Builders like Carefree Homes and Hakes Brothers have dedicated warranty departments, and the process for submitting claims is usually straightforward. Your agent should walk you through this before closing so you know exactly who to call and what to document.

The first year is also when you will really start to appreciate the community you chose. Whether it is the mountain views and quiet streets of Cimarron Canyon on the West Side, the newer infrastructure and growing amenities of the Horizon City area communities like Emerald Estates and Paseos Del Este, or the convenience of being close to everything in East El Paso at Gateway Estates or Tierras Del Este, there is a reason so many El Paso families are choosing new construction over resale right now.