Are Builders in McKinney, TX Offering Better Deals Than Resale Homes Right Now?
Short answer: sometimes. Longer answer: it depends entirely on the builder, the community, and what you're comparing it to. And if you walk into a builder's sales office without your own agent, you may not be getting the deal you think you are.
Let's unpack what's actually happening with new construction in McKinney TX real estate in 2026.
What Builders Are Doing to Move Inventory
There are still active McKinney TX new construction homes coming to market in 2026, and larger national builders sitting on spec inventory have been offering incentives to drive closings. These can include rate buy-downs (temporarily or permanently reducing your interest rate), free upgrades, and closing cost contributions.
These incentives sound great — and some genuinely are. But they're structured to protect the builder's bottom line while creating urgency in the buyer. The rate buy-down, for example, is often only valid if you use the builder's preferred lender — which may or may not be offering the most competitive rate on the base loan.
The Real Comparison: New vs. Resale
Here's how to think about it clearly. New construction offers: a warranty on systems and structure, no deferred maintenance, the ability to select finishes (if building from ground up), and builder incentives. What it often doesn't offer: mature trees, established neighborhood character, a large lot, or a negotiated price below list.
Resale homes — especially McKinney TX homes on acreages or homes on established lots — can offer things no builder can reproduce: space, trees, location, and sometimes significant negotiating room on price. The key is knowing which resale homes are priced fairly and which are wishful.
Builder Incentives: What to Watch Out For
After 23 years in the business, Bob McCranie has walked buyers through hundreds of new construction transactions. A few things to watch closely:
1. Lender lock-in: Builder incentives tied to their lender can cost you more in rate than the incentive is worth. Always get a competing quote.
2. Premium lots: Builders charge lot premiums for corner lots, cul-de-sacs, and greenbelt-facing lots. Factor these into your true price comparison.
3. Upgrade pricing: What's included in the base price is often builder-grade. The finishes you see in the model home are frequently $30,000–$80,000 in upgrades.
4. HOA and MUD fees: New communities often carry higher MUD tax rates and HOA fees that older resale neighborhoods don't.
What Bob's Clients Are Finding in 2026
In competitive McKinney communities, the best deals aren't always where you'd expect. Some resale homes — particularly those that have been sitting on market for 45+ days — are offering price reductions and concessions that rival builder incentives. And unlike a builder negotiation, a resale negotiation can include repairs, closing costs, and flexible timelines.
As a Broker Associate at HomeSmart Stars – Texas Pride Realty Group, Bob McCranie represents buyers at no cost to you in new construction transactions — the builder pays the commission. You get expert representation and lose nothing. Explore McKinney TX homes in gated communities or compare new builds side by side with resale inventory before you decide.
"Builders have great marketing. My job is to make sure the numbers actually work for you — not just the ones they show you in the sales office." — Bob McCranie