Buying new construction can be a dream: a brand-new home, untouched finishes, modern layouts, and the excitement of being the very first owner. But there is a difference between spec’d out, semi semi-custom, and full custom homes, and understanding which communities offer which level of design selection is critical to creating your ideal construction experience.
If you’ve ever walked into a model home expecting a full selection studio experience—only to discover that nearly everything has already been chosen for you—this blog explains why that’s happening, what it means for your options, and whether new construction is the right fit for your personality and design expectations.
What “Spec’d Out” Actually Means
Many of today’s affordable and larger new construction communities operate on a spec model: the builder assigns a specific floor plan, elevation, and design package to each lot before the community ever goes on the market.
By the time you tour the community and select a lot:
- The floor plan is already chosen
- The elevation is already chosen
- The interior selections are already chosen
- The structural choices are already chosen
This is done intentionally. It protects the integrity of the community so neighboring homes are not overly similar, and it preserves the advertised price so a buyer doesn’t go over budget and risk appraisal issues. (Note that in building new construction, it is VERY easy to go over budget with simple design changes, and this can escalate into terminated contracts and forfeited earnest money if the appraisal falls short of the contract and the buyer can’t complete the purchase.)
How Builders Present Your Options
When you walk into most new construction sales offices, you’ll see a pricing sheet organized by:
- Floor plan
- Square footage
- Number of bedrooms
- Number of bathrooms
- Lot size
- Base price
To streamline the building process and reduce decision fatigue, many builders limit buyer customization. Typically, buyers are offered a small selection of elevation options and a few pre-designed finish packages—sometimes fewer, depending on timing. If construction has already reached a certain stage, there may be no design choices available at all.
In many cases, these selections are finalized before the builder even submits plans for permitting. As a result, a buyer may be standing on a lot with only a foundation in place while the cabinetry, flooring, countertops, and fixtures have already been selected. Whether the home is partially complete or fully finished, this type of property is considered a true spec home.
And the builder selected these options with two priorities in mind: keeping the home within a specific price point and protecting the integrity of the community.
For buyers who want simplicity, this is perfect.
For buyers who love design, it can feel frustrating. Understanding which communities offer additional design selections before falling in love with a location or price point is key.
Why So Many Communities Are Spec’d Out Right Now
Builders didn’t always work this way. Years ago, buyers could select finishes, lighting, flooring, tile, cabinets, hardware, even small structural features. But today’s building environment has changed dramatically.
High demand, supply chain delays, labor shortages, and the need to control costs have pushed builders to a simplified system. This creates much faster build times, smoother material ordering, and fewer variables for the builder to manage. It also maximizes profit.
Limited Design Choices
If you are someone with strong design taste or you’ve waited years to build something that reflects your style—this may be the biggest con of all.
Even if you walk a home under construction, it can be difficult, expensive or too late to:
- Change tile
- Switch flooring
- Select your own countertops
- Move electrical outlets
- Upgrade fixtures beyond the package
- Reselect paint
- Add built-ins
- Change cabinet layout
- Add beams or specialty carpentry
They cannot pause the schedule, reorder materials, risk delays, or reprice the build. So your design decisions become:
Do I like what the builder already picked?
And if not, how much will it cost me to change it after closing?
Because yes, you can make changes after you take possession.
But that means:
- Removing brand-new flooring
- Ripping out brand-new tile
- Replacing brand-new light fixtures
- Repainting brand-new walls
- Removing brand-new carpet
You’re essentially paying twice.
Semi-Custom Builders Are Different (But Limited)
Semi-custom builders allow additional design selections such as:
- Cabinet selections
- Countertop choices
- Tile choices
- Flooring upgrades
- Lighting package upgrades
But in these communities, you’re choosing within builder-approved allowances, and paying a higher base price. Within your contract, there is likely a design allowance, but what happens if you exceed your allowance?
You pay the difference through a change order, and the builder has final approval on whether that change is even possible within the timeline.
Semi-custom is a great fit for buyers who want some creative freedom but availability in DFW is more limited, and price points are usually higher.
Which Community is Right For You?
Spec communities can be a great fit for certain buyers if:
- You prefer move-in-ready simplicity
- You don’t need custom finishes
- You want a predictable price point
- You like modern layouts
- You want energy efficiency
- You prefer a quick or predictable timeline
Spec new construction may NOT be right for you if:
- You love high design
- You want to choose your finishes
- You have specific ideas about layout
- You’re particular about aesthetics
- You dislike builder-grade materials
- You want a unique, personalized home environment
Neither preference is “right” or “wrong”—it’s about knowing yourself.
Why Understanding This Helps You Avoid Regret
Buying a home is emotional.
Model homes are beautiful.
Sales pitches are polished.
Everything smells new and feels exciting.
But if you assume you’ll get customization when you won’t, the disappointment can be real. Understanding how the build process works can helps you:
- Set realistic expectations
- Avoid paying twice for upgrades
- Choose the right builder for your personality
- Decide whether semi-custom is worth the premium
- Avoid the “model home illusion” trap
- Find the right home instead of the wrong fit
- Approach the process with clarity (not assumptions)
This is exactly why having an experienced REALTOR® matters. You don’t need an agent to sign a new construction home, but the right agent will help guide you through:
- Lot selection (watch for unnecessary premiums, railroad tracks, power lines, busy roads, etc.)
- Builder quality
- Upgrade value
- Future resale concerns
- MUDs/PIDs
- What to watch out for with appraisals
- Pricing strategy
- Inspection expectations
- Incentive negotiation
- Final walk-through issues
- Warranty support
Not all new construction is created equal and neither are the experiences.
Client Testimonial
“Ashley Hart recently guided me through the purchase of a home in Fort Worth. She impressed me from the very beginning and I quickly came to trust her . She proved that she deserved my trust in the way she handled my purchase . I strongly recommend her to anyone looking to buy a home , she got me exactly what I wanted and helped me save money along the way! Thanks Ashley.”
— Ava Milke
FAQs — New Construction in DFW
1. Why don’t most builders let buyers make design changes anymore?
Because custom changes slow the build, increase costs, complicate scheduling, and create supply chain challenges.
2. Can I still build fully custom in DFW?
Yes, but it requires choosing a true custom builder, and budgets start significantly higher. I just finished building fully custom and am happy to share my lessons learned.
3. Is it bad to buy a pre-selected home?
Not at all. Many buyers love the convenience, predictable pricing, and simplified process.
4. Can I upgrade after closing?
Absolutely, just know you may be removing brand-new materials to replace them with something else.
5. How long do spec builds take?
Timelines vary, but because decisions are made upfront, usually a spec home will move through the construction phases faster than semi-custom builds.
Final Thoughts — Know What You’re Walking Into
If you’re buying new construction, the most important thing you can do is understand the process before you fall in love with a model home. Remember, model homes are designed to do one thing: convince you to sign a contract and buy a home. Being able to mentally strip away the beautiful furniture and see the home “naked” is important.
Spec homes aren’t “bad”, they’re simply different from what most buyers imagine.
And the more clarity you have, the smoother (and more enjoyable) the experience becomes.
If you want help navigating new construction options in DFW or want guidance on which builders offer the flexibility you’re looking for—I’d love to walk alongside you.
Visit HART RealtyTeam
Or DM @AshleyHartRealtor to get expert guidance on your new construction journey.
