Deciding between a brand‑new build and a resale home in Union can feel like comparing apples to apples — until you dig into costs, timelines, and how you plan to live day to day. If you’re moving up or relocating, you want clarity and confidence, not surprises. In this guide, you’ll see clear pros, cons, and real‑world steps tailored to Union and Boone County so you can choose the path that fits your budget and timeline. Let’s dive in.
Union market snapshot
Union has an active building scene alongside established neighborhoods. Recent market snapshots place the median sale price in the mid‑$400,000s as of January 2026, with modest year‑over‑year gains and relatively low inventory. New neighborhoods and phases continue to move forward, which can shift availability and pricing quickly. You can monitor local projects on the City of Union’s page for current developments.
New construction: key benefits and costs
Upfront price vs. total cost
New homes often carry a premium per square foot because you’re getting modern systems, current energy codes, and fresh finishes. Your total cost goes beyond the base price, though. Plan for upgrades and design‑center selections, plus recurring costs like HOA dues, property taxes, and insurance. For taxes, use Boone County’s published rates per $100 of assessed value on the Finance tax rates page to estimate your monthly payment.
A simple way to model your all‑in number:
- Base price
- Plus chosen structural/options upgrades
- Plus allowance overages (if you exceed builder allowances)
- Plus HOA dues, property taxes, and insurance
Keep your spreadsheet handy and ask the builder for a written inclusions list so you’re comparing apples to apples.
Timeline and process
Quick‑move‑in homes can often close in 30 to 60 days if the home is complete and you have financing in place. Building a new single‑family home commonly takes several months; many projects land in the 6 to 12‑month range depending on permits, scope, weather, and materials, a cadence consistent with industry guidance. In Union, Boone County administers permits and inspections, so your build will follow their inspection schedule. You can review the local process and forms on the county’s Building Inspection page.
Ask for a written construction schedule with milestone dates, and request clear language on remedies for delays. If timing is critical for you, a quick‑move‑in home or a nearly finished spec can reduce risk.
Customization options
Production builders offer a curated set of floor plans and design‑center selections, with limited structural changes. Semi‑custom programs allow more layout tweaks and finish choices, while fully custom brings the most freedom along with more time and cost risk. In Union, master‑planned areas like Triple Crown feature active phases and semi‑custom options from major builders, so you can balance design flexibility with build time.
Warranties and protections
Most new homes follow a “1–2–10” warranty structure: roughly 1 year for workmanship and finishes, 2 years for major systems (electrical, plumbing, HVAC), and up to 10 years for qualifying structural defects when a structural warranty applies. Ask for the full warranty booklet and claims process in writing, including any third‑party coverage like 2‑10 Home Buyers Warranty. Note what’s covered, what’s excluded, and whether coverage transfers if you sell.
Resale homes: strengths to consider
Resale homes can offer more negotiability on price and faster closing timelines. You’ll typically find mature landscaping, established comparable sales, and settled commute patterns. Recurring costs like HOA dues and taxes are usually known and documented. The tradeoff is the potential for near‑term maintenance or updates, which you should price into your budget.
Neighborhood maturity and lifestyle
Mature subdivisions give you finished amenities, complete infrastructure, and clear comps, which can help with future resale planning. You can also evaluate traffic patterns and noise with confidence. New communities often deliver modern amenities like pools, trails, and community centers, but you may experience ongoing construction and phased amenity rollouts. For neighborhood context and city resources, explore the City of Union’s Residents page.
Financing for builds in Union
If you’re building, you’ll commonly compare construction‑only loans with construction‑to‑permanent (one‑time close) financing. With construction‑only loans, you’ll need to refinance or convert after the home is finished, which adds a second closing. One‑time close loans wrap construction and permanent financing into one process, which can simplify timing and fees. For a helpful primer, see Freddie Mac’s guide to construction loan options.
Because build schedules can shift, ask how long you can lock a rate and whether the builder’s preferred lender offers credits or temporary buydowns. Compare the short‑term incentive against the total long‑term cost of the loan. Run a side‑by‑side to see which option leaves you with the stronger monthly payment and flexibility later.
How we help you compare in Union
With hands‑on new‑construction and mortgage experience, our team helps you read builder contracts, price upgrades that hold value, and align financing with your timeline. We schedule key inspections, including pre‑drywall, final walk‑through, and an 11‑month warranty punch list. We also verify taxes and assessments using Boone County resources like the PVA site and the County’s tax‑rates page, and we review HOA rules and budgets so there are no surprises. If you lean resale, we analyze comps, condition, and total carrying costs to find the best fit.
Union buyer checklist: new vs. resale
Use this quick checklist to compare options and avoid surprises.
- Ask for recent closed comps in the same subdivision or phase, and review days on market and price trends.
- Request the builder’s full warranty booklet and the name of any third‑party structural‑warranty provider like 2‑10. Note coverage, claims steps, and transfer rules.
- Get a written build schedule with milestone payments, and confirm permitting status with Boone County’s Building Inspection.
- Verify your full monthly cost: mortgage estimate, HOA dues, property taxes via the County’s tax‑rates page, and assessments using the PVA search.
- Clarify inclusions vs. upgrades. Typical upgrades include flooring, counters, appliances, lighting, and window treatments. Price your must‑haves.
- Hire an inspector experienced with new builds and schedule checks at pre‑drywall, pre‑close, and around month 11 for warranty items.
- Review HOA covenants, rules, and budget. In phased communities, confirm when amenities will be complete.
- Confirm school assignments and transportation options through official district resources or community documentation.
- Check builder reputation, references, and whether homes are enrolled in a recognized structural warranty program like 2‑10.
- Compare financing offers side by side. If a builder incentive requires their lender, weigh the credit against long‑term rate and fees, and review Freddie Mac’s construction‑loan overview.
Which path fits you?
Choose new construction if you value modern systems, personalization, and warranty coverage, and you can accommodate a flexible timeline. Pick resale if you want established neighborhoods, faster closings, and a price point that may stretch your dollars further. In both cases, modeling your true monthly cost and protecting your timeline are key. A clear plan and the right team turn this from stressful to straightforward.
Ready to compare specific Union communities and homes with a clear, numbers‑first plan? Reach out to Lorms Home Team for local guidance, upgrade pricing help, and a step‑by‑step path from offer to close.
FAQs
What are the biggest cost differences between new and resale in Union?
- New builds often have a higher base price plus design‑center upgrades, while resales may be more negotiable but can require near‑term maintenance; always add HOA dues and property taxes using Boone County’s tax‑rates page.
How long does new construction usually take in Union?
- Many single‑family builds land around 6 to 12 months depending on permits, scope, weather, and materials, consistent with industry timelines; confirm a written schedule with your builder.
Who handles permits and inspections for new homes in Union?
- Boone County’s Building Department oversees permits and inspections; you can review steps and forms on the county’s Building Inspection page.
How do new‑home warranties work?
- Many follow a “1–2–10” structure covering workmanship (1 year), systems (2 years), and structural defects (up to 10 years); ask for the full booklet and note any third‑party coverage like 2‑10 Home Buyers Warranty.
Will a new home mean higher property taxes than a resale?
- New homes are typically assessed after completion, which can change your annual taxes; estimate using the Boone County PVA and confirm rates on the County’s tax‑rates page.
Should I use the builder’s preferred lender?
- Only if the total cost makes sense; compare the incentive against the long‑term rate and fees and review Freddie Mac’s construction‑loan guidance before you decide.
