Thinking about a shiny new build or a move-in-ready resale in Severance? It is a big decision, and the right choice depends on how you balance cost, timing, risk, and lifestyle. In this guide, you will compare real numbers to plan for, see how contracts and timelines differ, and use easy checklists tailored to Severance and Weld County. Let’s dive in.
How Severance is growing
Severance is a fast-growing town in Weld County with new subdivisions expanding from the town core and along main roads. Lot size, elevation, and orientation vary by neighborhood, which can affect price and long-term value. Local infrastructure and fees, such as water, sewer, roads, and impact charges, shape builder activity and buyer costs. Proximity to Greeley and Fort Collins also influences commute choices and resale demand.
Cost: what you really pay
New construction costs
A base price is only the starting point. You will likely add a lot premium, design upgrades, appliance and fixture choices, and landscaping or fencing. Some fees, like utility tap fees, impact fees, and HOA initiation costs, may not be obvious at first, so request a written breakdown. Plan for window coverings and exterior finishes that are not always included.
Resale costs
A resale price can be competitive, but factor in near-term maintenance and updates such as roof, HVAC, appliances, and cosmetic refreshes. Compare these items to new-build upgrades so you see the true move-in cost. Inspection findings can lead to credits from the seller, which may offset some repair work. Your total outlay depends on condition, timing, and negotiation.
Financing and incentives
New construction financing
Builders often have preferred lenders who offer rate locks, closing-cost credits, or buydowns if you finance through them. If you are buying before the home is finished, be ready to manage mortgage timing and potential delays. Ask how long incentives last and what happens if completion slips past your rate lock. Review construction loan or rate protection options with your lender.
Resale financing
Resale financing follows a standard path with an appraisal based on comparable sales. You may receive seller concessions for closing costs or repairs, depending on market conditions. Timelines are usually shorter and more predictable than a build. You can often align closing within 30 to 45 days, subject to financing and title.
Timeline and delivery risk
New-build timing
Move-in can range from a few weeks for a finished spec home to 6 to 12 months or more for a build-to-order. Weather, permits, supply chains, and labor can shift delivery dates. Plan for a timing gap if you need to sell a current home before your new one is complete. Ask the builder what remedies exist if delays extend beyond the contract window.
Resale timing
Resale transactions tend to close faster and with fewer unknowns. The schedule is clearer once inspection and appraisal milestones are complete. If you need certainty for school starts or job changes, a resale often provides more predictability. You can also negotiate rent-backs or flexible closing terms with the other party.
Condition, inspections, and warranties
New construction
You get new systems, a new roof, and current energy-code compliance. Most builders offer a warranty structure that is commonly described as 1 year for workmanship, 2 years for systems, and 10 years for structural items. Hire an independent inspector for pre-pour, pre-drywall, and final checks, then keep a punch list for warranty items. Confirm response times and the process for scheduling warranty work.
Resale
Condition varies by home and age. Inspections can uncover code issues, deferred maintenance, or lifecycle repairs, and you can negotiate repairs or credits. Review the seller’s disclosures, past permits, and recent invoices. This helps you budget realistically for the first few years of ownership.
Design and efficiency
Customization
With new construction, you can choose layouts and finishes, though upgrades come at a markup. Spec homes offer fewer choices but faster move-in. With resale, you can lean on existing character and mature landscaping, then apply targeted upgrades over time, often at your own price pace.
Energy and tech
New homes meet current building codes and often deliver better insulation, windows, HVAC, and appliances. Ask about energy features like R-values, blower door testing, HERS scores, solar readiness, heat pumps, and EV charger rough-ins. Older homes can be retrofitted for efficiency, which may become a negotiation point. Compare utility histories on resales to understand likely monthly costs.
Resale value factors
Newer homes can command a premium when inventory is tight, but long-term value ties to neighborhood comparables and lot quality. Avoid overbuilding for the subdivision with a too-large, too-high-spec home on a modest lot. Established areas may benefit from mature landscaping and consistent comps. Consider how the home will compare to surrounding properties in 5 to 10 years.
Contracts, taxes, and HOAs
Builder contracts vs. standard forms
Builder contracts are not the same as standard residential agreements and can favor the builder. Review deposits, change orders, delivery dates and remedies, warranty scope, and any arbitration terms. Ask for a sample contract and warranty before you place earnest money. For resale, you will typically use a standard purchase agreement with clear inspection and disclosure steps.
Appraisal and financing issues
New builds in fresh subdivisions may lack strong comparable sales, which can lead to conservative appraisals. Builders sometimes offer lender incentives or programs to help with appraisal gaps. Resale appraisals rely on recent sales nearby but can still miss the mark in faster markets. Talk through appraisal scenarios before you write an offer.
Property taxes and metro districts
New homes are reassessed at completion, so confirm how Weld County, the town, the school district, and any special districts affect your annual taxes. Some subdivisions use metro or special districts that add separate assessments. Ask for the most recent tax estimate and details on any special district rates. Build this into your monthly budget from the start.
HOA rules and fees
Many new subdivisions have HOAs with design guidelines and community maintenance. Confirm dues, reserves, and rules for exterior changes, fencing, and rentals. Established neighborhoods may also have HOAs, so review financials and reserve studies. Understand long-term obligations before you commit.
Insurance and code compliance
New homes can be simpler to insure at first, but verify coverage for all builder-installed items and any finished basements. Older homes may need updates to meet underwriting standards, such as roof condition or electrical safety. For resales, check that any past work had proper permits to avoid title or insurance issues. A quick permit history review protects you from surprises.
Checklists you can use
New construction buyer checklist
- Confirm lot orientation, drainage, easements, setbacks, and views.
- Request the builder’s standard features list, full upgrade menu, and written change-order pricing.
- Get a written breakdown of utility tap fees, impact fees, and HOA initiation costs.
- Verify who pays for and installs landscaping, seeding or sod, and fencing.
- Schedule independent inspections: pre-pour, pre-drywall, final, and a late-warranty check.
- Ask about energy features, brands of mechanical equipment, expected R-values, and any testing results.
- Confirm target completion date and what happens if it is delayed.
Resale buyer checklist
- Order a full home inspection and pest inspection.
- Review 12 months of utility bills, appliance warranties, and recent repair invoices.
- Verify permit history for any remodels or additions.
- Read seller disclosures carefully and follow up on open items.
Selling to trade up
- Align your listing timeline with the new-build schedule, and consider bridge financing or a rent-back.
- Make high-impact updates that appeal to new-build shoppers, such as fresh paint and curb appeal.
- Highlight mature landscaping and recent system upgrades in your marketing.
- Price to stand out against nearby new construction while protecting your net.
Site checks in Weld County
- Verify floodplain status, drainage easements, and any unusual or expansive soils.
- Ask about wildfire risk and defensible space for semi-rural lots.
- Confirm any special district or metro district assessments tied to the subdivision.
- Check the Town of Severance permitting process and typical timelines for context.
Which path fits your goals
Choose new construction if you want tailored design, current codes, and warranties, and you have the flexibility to handle build timelines. Choose resale if you want quicker closing, established neighborhoods, and the ability to improve on your schedule. In both cases, compare total cost, not just list price. A local, construction-savvy advisor helps you avoid surprises and match your plan to the market.
Ready to compare specific neighborhoods, lots, or contracts in Severance? Reach out to Venna Hillman for boutique, high-touch guidance rooted in developer experience and premium marketing. Get your Instant Home Valuation and a step-by-step plan for your next move.
FAQs
Which is cheaper overall in Severance, new or resale?
- Compare the base price plus upgrades, lot and hookup fees, landscaping, and window coverings for new construction against the sale price plus near-term maintenance and renovation for a resale.
How much should I budget for new-build upgrades and extras?
- Ask for a detailed upgrade price list, add a 5 to 10 percent contingency for change orders or site issues, and verify utility tap fees, impact fees, and HOA initiation costs.
Do I still need inspections on a new build in Severance?
- Yes, plan independent pre-pour, pre-drywall, and final inspections, and document punch-list items for warranty follow-up.
How do builder warranties work on new homes?
- Get the terms in writing and understand typical coverage such as 1-year workmanship, 2-year systems, and 10-year structural, plus the process and timing for service.
Will a new home in a new subdivision appreciate like older areas?
- Long-term value depends on comparables, amenities, and overall demand, so avoid overbuilding for the neighborhood and focus on lot quality and fit.
How fast can I close on a resale in Severance?
- Many resales close in about 30 to 45 days, depending on financing, inspection, appraisal, and title requirements.
What should I consider if I plan to sell my home and buy new construction?
- Align timelines, explore bridge financing or rent-backs, focus on high-ROI updates, and price strategically against nearby new homes while emphasizing your lot maturity and system upgrades.
