What’s Included in the Base Price of a New Construction Home?

By Steven Thomas – Refind Realty

Introduction

One of the most common questions I get from new construction buyers in Dallas is: “What’s actually included in the base price of a home?” It’s a great question — and one you absolutely need the answer to before walking into any model home. As a Dallas-area real estate agent who’s helped countless buyers navigate builder contracts, I want to make sure you know exactly what you’re paying for — and what’s going to cost you extra.

This guide breaks down what you can typically expect to be included in a builder’s base price, what upgrades are available, and how to budget wisely for the home you want.

What Does "Base Price" Mean in New Construction?

The base price is the starting cost of the home before you add any upgrades or lot premiums. Think of it as the "no frills" version. Builders often showcase upgraded models, but those features don’t always come standard. That’s why it’s so important to work with a real estate agent who can help you break it all down.

What’s Usually Included in the Base Price?

Here’s what’s generally included in a builder’s base price:

1. The Lot (Standard Size Only)

• Basic home site, usually the least expensive lots in the community

• Premium lots (cul-de-sacs, corner lots, or greenbelt views) cost extra

2. Exterior Finishes

• Brick or siding (standard selections)

• Basic landscaping package: sod in front, sometimes in back

• Driveway, walkway, and covered entry or patio

3. Structural Design

• The base floor plan with standard ceiling heights

• Attached garage (typically 2-car)

• Pre-planned layout with no custom modifications

4. Interior Features

• Builder-grade carpet and vinyl or tile flooring

• Standard kitchen cabinets and laminate countertops

• Basic lighting and plumbing fixtures

• White or neutral paint throughout

• One standard color for cabinetry and countertops

5. Appliances

• Stove and dishwasher (sometimes microwave)

• Refrigerator, washer, and dryer usually not included

6. Systems and Utilities

• HVAC system

• Water heater

• Standard insulation, energy code compliance

• Wiring for a few cable and internet outlets

7. Warranty Coverage

• Builder warranty (1-year workmanship, 2-year systems, 10-year structural typical)

What’s NOT Included in the Base Price

Let’s be honest — most buyers don’t walk away with just the base model. Here are common items not included:

• Upgraded flooring (like hardwood or luxury vinyl)

• Granite or quartz countertops

• Backsplash, pendant lighting, ceiling fans

• Extended patios, covered outdoor kitchens

• Blinds, garage door openers, alarm systems

• Premium elevation (stone front or taller roofline)

• Custom paint colors or accent walls

And don’t forget about lot premiums or HOA fees, which vary by community.

How Much More Should You Budget for Upgrades in Dallas, TX?

Here’s a quick rule of thumb: expect to spend 10% to 20% above the base price of the home. So if a new construction home starts at $353,500, you’re likely looking at a total cost of around $388,850 to $424,200, depending on the upgrades you choose—like lot selection, structural changes, and finish options.

That said, many builders in Dallas offer promotions or incentives that can help cover the cost of upgrades or even your closing costs—especially when you use their preferred lender.

Why You Need a Realtor (Like Me) for New Construction

Here’s the deal: the sales rep at the model home works for the builder, not for you. My job is to protect your interests, help you compare base vs upgrade pricing, and negotiate on your behalf. And the best part? It doesn’t cost you anything extra.

I’ll also connect you with the Refind Realty Rebate Program, where you can get part of my commission back as cash toward closing. Learn more here: New Construction Rebate

FAQs: Base Price & New Construction

1. Does the base price include the lot?
Yes, but only the most basic lot. Premiums apply for larger or better-located lots.

2. Can I change the floor plan in a base price home?
Typically no. Changes to structure cost extra or may not be allowed.

3. Is landscaping included in the base price?
Usually yes for the front yard. Backyard may be bare or seeded.

4. Will I get the same finishes shown in the model home?
Not unless you pay for them. Model homes are often heavily upgraded.

5. Can I negotiate the base price?
Base prices are usually firm, but I can help negotiate upgrades, incentives, or closing costs.

6. Are appliances included?
Only the stove and dishwasher in most cases. Washer, dryer, and fridge are typically extra.

7. What is a lot premium?
It’s an additional cost for choosing a better home site—like a cul-de-sac, corner lot, or greenbelt view. In the Dallas area, lot premiums typically range from $5,000 to $45,000, depending on the location and size.

It’s one of the biggest upgrade costs to watch for when buying new construction.

Conclusion: Know What You’re Paying For

Understanding what’s included in the base price helps you plan your budget wisely. I’ve seen buyers walk into the design center excited, only to be surprised by how quickly costs add up. When you work with me, I’ll walk you through every step so there are no surprises — just smart decisions and happy results.

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