Thinking about building a new home in Dallas County but unsure how long it really takes? You are not alone. New construction has moving parts that can feel confusing at first. This guide breaks down each phase, realistic timelines, and the Dallas factors that can speed things up or slow things down. By the end, you will know what to expect and what to verify so you can plan with confidence. Let’s dive in.
The new-build phases in DFW
Lot selection and reservation
Choosing the right lot is step one. You will decide between a spec or inventory home, a production builder lot in a subdivision, an infill city lot, or a lot in a master-planned community. Look closely at lot orientation, easements, floodplain or drainage, school boundary, HOA or CCRs, MUD status if outside city limits, and available utilities with any tap or impact fees. When you are ready, you place earnest money or an option deposit and sign a lot or build contract to hold your spot.
Contracting and pre-construction
Most builders in Dallas County use a proprietary builder contract. It outlines the base price, allowances, estimated completion date, change-order rules, warranties, and any financing contingencies. Option and inspection rights work differently from typical Texas resale contracts, so confirm your rights and timelines with your agent before you sign. Once plans and contracts are set, the builder requests permits, orders utility taps, and schedules site prep.
Design center and selections
If you are building beyond a spec home, you will complete your finish selections at the builder’s design center. Expect a defined selection window, often 2 to 6 weeks after contract, to choose flooring, cabinets, counters, tile, paint, lighting, and plumbing fixtures. Upgrades beyond allowances trigger change orders, which can add cost and sometimes time. Spec or inventory homes usually have limited choices since many finishes are already locked.
Vertical construction: from slab to finishes
Construction follows a predictable sequence: site prep and excavation, foundation, framing, rough mechanicals for HVAC, plumbing, and electrical, insulation and drywall, then interior finishes such as cabinets, counters, flooring, paint, and trim. City inspections happen at key stages like the foundation, framing, rough-ins, insulation, and final. Many buyers also hire private third-party inspectors for extra peace of mind at the pre-pour, framing, and final stages.
Final inspections, CO, and closing
After your final walkthrough, the builder completes a punch list of final items. In city jurisdictions, a Certificate of Occupancy or equivalent approval is typically required before you can close and take possession. Your closing package will include lender conditions, HOA or MUD disclosures, tax and deed documents, and proof of required inspections or CO. Make sure you know which documents you will receive before you schedule your closing.
Post-close: warranty and service
New-build warranties usually follow a common pattern: about 1 year for workmanship and materials, 2 years for systems like HVAC, electrical, and plumbing, and a longer structural warranty that can extend up to 10 years. Each builder’s warranty is different, so read the exact coverage and process for claims. Many builders also schedule a 1-year walkthrough and require that you report items within specific timeframes.
Dallas factors that affect time and cost
Permitting and jurisdiction
Inside the City of Dallas, your plans follow city plan review and inspection procedures. Outside city limits, your project may fall under a nearby municipality or county-related utility districts. Permit review times and required documents vary, and large production builders often submit as a package to reduce delays. Ask your builder to confirm the permitting authority for your lot and current review timelines.
MUDs, impact fees, and taxes
Many newer subdivisions across the DFW fringe use Municipal Utility Districts to fund water, sewer, and infrastructure. A MUD adds a separate tax assessment that lasts until bonds are retired. Request the MUD disclosure package and review current and projected tax rates, then check the Dallas Central Appraisal District for appraisal and tax information specific to your property.
Soil and climate
North Texas has expansive clay soils. Builders often use slab-on-grade with soil mitigation, engineered piers, or other systems based on a geotechnical report. This analysis and engineering can add time before vertical construction begins. Weather, especially heavy rains, can delay excavation, foundation curing, and exterior work for short periods.
Builder models: spec vs build-to-order vs custom
DFW has many high-volume builders who standardize plans, materials, and selection windows. That can speed certain steps but reduce custom choices. Inventory or spec homes are faster to close because much of the work is done. Semi-custom and custom builds offer more choice, which means longer timelines and more potential for change-order delays.
Labor, supply, and market cycles
Local labor availability, materials, and demand cycles can change completion dates. In high-demand periods, builders may quote longer lead times for cabinets, windows, or appliances, which can stretch the finish phase.
HOAs and covenants
New subdivisions often include an HOA with covenants and architectural guidelines. HOA onboarding can add steps near closing, and you will want to know the dues, application requirements, and any architectural review processes.
Typical Dallas County timelines and milestones
Timelines vary by lot type, builder, jurisdiction, weather, and your selections. Confirm current estimates with your builder.
- Lot reservation to signed construction contract: 1 to 4 weeks
- Contract signing to permit issuance and site-ready: 2 to 8+ weeks
- Site prep to foundation pour: 1 to 4 weeks
- Foundation curing and framing to shell: 2 to 6 weeks
- Framing to rough-ins to insulation and drywall: 3 to 8 weeks
- Interior finishes: 4 to 12 weeks
- Final inspections, certificate of occupancy, and closing: 1 to 4 weeks
Total time from contract to close varies:
- Production or spec build after contract: often 4 to 9 months
- Inventory/spec already underway: sometimes 30 to 90 days
- Semi-custom or custom: commonly 9 to 18 months
What to verify before you sign
Go into your build with clear expectations and written confirmations.
- Schedule and deadlines
- Ask for the completion date in writing, what counts as substantial completion, and how weather or supply issues affect dates. Confirm how change orders impact the schedule.
- Selections and allowances
- Confirm your design center timeline, allowance amounts, and how late selections or upgrades are priced and handled.
- Permits and CO
- Clarify which inspections and the final Certificate of Occupancy will be provided before closing for your jurisdiction.
- Utilities and fees
- Verify who pays for taps, meters, and service turn-ons for water, sewer, gas, and electric. In MUD areas, confirm who handles assessments or late fees.
- Warranties
- Get the builder’s warranty document and claim process in writing, including coverage lengths and response times.
- HOA and MUD disclosures
- Request full HOA and MUD packages with current tax rates, estimated assessments, and bond schedules.
- Lien releases
- Confirm at closing that proper lien waivers and releases are provided, especially on custom builds with multiple subcontractors.
- Inspection rights
- Ask whether you can hire your own inspectors at key stages and how those inspections are scheduled.
Dallas new-build checklist
Before signing
- Review the builder contract with your agent, and consider a real estate attorney familiar with Texas new construction.
- Request a planned schedule, selection deadlines, sample warranty, and a list of included items versus upgrades.
- Ask for neighborhood disclosures: CCRs, HOA, MUD information, and recent tax estimates.
During pre-construction
- Schedule any independent inspections you value: pre-pour, framing, and final.
- Complete design selections within the builder’s window and confirm upgrade pricing and lead times in writing.
- Confirm your financing plan and whether the builder’s preferred lender offers benefits you want.
As construction nears completion
- Request regular progress updates and confirm final walkthrough timing and punch list steps.
- Verify what documents you will receive at closing: CO, permit sign-offs, survey if required, lien waivers, warranty documents, HOA transfer, and MUD disclosures.
Post-close
- Track warranty deadlines and submit claims in writing through the builder’s process.
- Keep copies of all change orders, invoices, and communications for future reference.
Tips for south and southwest Dallas buyers
In south and southwest Dallas communities and nearby suburbs, you will often see a mix of production neighborhoods, smaller infill projects, and some custom homes. Many of these areas use slab foundations with soil mitigation that fit local conditions. Builders may prioritize model and spec homes to keep sales moving, so you can often pick between a faster spec close or a longer build-to-order plan with more choices. HOA structures are common, and some edge-of-city pockets may include a MUD. Ask for specifics on jurisdiction, taxes, utilities, and permit paths for your exact lot.
How a local agent helps your timeline
A local, hands-on agent keeps your build on track. You get help comparing lots, understanding HOA and MUD disclosures, confirming inspection rights, and keeping selection deadlines. You also gain a single point of contact who knows Dallas permitting paths and builder practices, which reduces surprises and delays. If you want a clear plan from reservation to closing, reach out to Kevin McDonald Sells Dallas. Let’s make your build smoother from day one.
FAQs
How long does a new build take in Dallas County?
- Production builds commonly run 4 to 9 months after contract, inventory or spec homes can close in 30 to 90 days, and semi-custom or custom homes often take 9 to 18 months.
Do you need a Certificate of Occupancy to close in the City of Dallas?
- In city jurisdictions a Certificate of Occupancy or final inspection approval is typically required before closing and possession, so confirm what applies to your lot.
What is a MUD, and how does it affect new-build costs?
- A Municipal Utility District funds infrastructure through its own tax assessment, which adds to your total property tax until bonds are retired, so review the full MUD disclosure.
Can you hire your own inspectors on a Dallas new build?
- Many buyers do so at the foundation, framing, and final stages, but confirm in writing that your builder allows third-party inspections and how they are scheduled.
Are builder timelines guaranteed in DFW?
- Timelines are estimates and can shift due to weather, supply, labor, permits, or change orders, so get the completion date language and remedies in the contract.
Do spec homes close faster than build-to-order in DFW?
- Usually yes, because much of the work and selections are complete, which is why many buyers choose inventory homes for a shorter path to closing.
