A few weeks ago, a man called me looking for a home to lease.
I'll call him Joe.
Joe and his wife were living in a two-bedroom apartment, their rent was about to go way up, and they were expecting their first baby before the end of the year.
They needed more space.
Buying wasn't completely off the table. In fact, they had already looked at homes for sale.
But like a lot of buyers I'm talking to right now, Joe had pretty much decided that buying what they really wanted just wasn't going to work.
Interest rates were high. The homes they could afford didn't seem to give them what they needed. And one resale home they seriously considered would have needed roughly $20,000 in A/C work right off the bat.
So leasing felt like the safer choice.
Then I asked him one question:
“Have you looked at new construction?”
He hadn't.
And that one question completely changed the conversation.
What happened when we looked at new construction in Richmond, Texas
The very next day, I met Joe and his wife and we started touring new construction communities here in the Richmond and Fort Bend County area.
And that's when the numbers started looking very different.
Some of the builders we looked at were offering significant financing incentives, including special interest rates advertised as low as 4.5% for qualified buyers on certain homes and loan programs.
Joe had no idea those opportunities existed.
Between the builder incentives and his VA benefits, they found a brand-new home that worked for their family.
And here's the part that still makes me smile:
They got under contract on a brand-new home with a monthly payment lower than what they were paying for their two-bedroom apartment.
They also had zero cash out of pocket in their particular transaction.
Instead of moving from one rental to another, they're getting ready to move into their own brand-new home.
And they'll be settled before their first baby arrives.
That's a pretty great ending to a phone call that started with, “We're looking for a place to rent.”
So, should you buy or rent in 2026?
This is the part I really want buyers to understand:
Joe's story does NOT mean everyone should buy a house right now.
Renting may absolutely be the right decision for you.
But I also don't want you to decide that buying is impossible simply because you've heard:
“Interest rates are too high.”
“Homes are too expensive.”
“I should wait until rates come down.”
“New construction is more expensive.”
Those statements don't tell me enough to know whether buying makes sense for you.
I want to see the actual numbers.
What are you paying in rent?
What would your payment be?
How much cash would you need to bring to closing?
Do you qualify for VA, FHA or another loan program?
What incentives are builders offering?
What are the property taxes and HOA fees in that particular community?
And if you're comparing a new home with a resale, what might you need to spend on the resale home after you move in?
That's the comparison that matters.
Why new construction can change the numbers
This is one of the biggest things I wish more Fort Bend County buyers knew.
When you look only at the price of the house, a resale may appear to be the better deal.
But price and monthly cost aren't the same thing.
Builders sometimes use financing incentives, closing-cost assistance or rate buydowns to help sell specific homes. Depending on the home, lender and buyer's qualifications, those incentives can make the monthly numbers look very different.
That doesn't automatically make the new home a better deal.
It simply means it's worth comparing new construction against resale.
In Joe's case, it changed everything.
The resale home he had considered came with a major A/C expense almost immediately.
The new construction option gave his family a brand-new home, builder incentives and a financing scenario that worked better for their monthly budget.
That's why I don't want my buyers looking at a $450,000 home and a $500,000 home and automatically assuming the $450,000 home is cheaper.
Sometimes it is.
Sometimes it isn't.
Run the numbers first.
What about builder interest rates as low as 4.5%?
Yes, some builders and preferred lenders are offering special financing programs on certain new construction homes.
But there is an important catch:
That does not mean every buyer can get a 4.5% mortgage on every new construction home.
Builder incentives can be tied to:
- Particular inventory homes
- Specific loan programs
- The builder's preferred lender
- Buyer qualifications
- Closing dates
- Available incentive funds
- Temporary or permanent rate buydowns
That's why I don't just tell someone, “Builder X has a low rate.”
I want to know which home, which incentive, what the payment looks like, and whether it actually makes sense for that buyer.
Should I look at new construction without a Realtor?
You can.
But one of the biggest misconceptions I see is buyers assuming the builder's salesperson is there to help them shop the entire market.
They're not.
They represent the builder and that particular community.
My job as your buyer's agent is different.
I can help you compare one builder against another, new construction against resale, different communities, tax rates, incentives, locations, school zoning, commute, future resale considerations and the other pieces that affect whether you're actually making a smart purchase.
And there are a LOT of new construction communities around Richmond and Fort Bend County.
The challenge isn't simply finding a new house.
It's figuring out which opportunities are actually good opportunities for you.
Frequently Asked Questions
Is it better to rent or buy a home in 2026?
It depends on your finances, how long you expect to stay, the homes available in your market and the financing options you qualify for. Instead of making the decision based only on current mortgage rates, compare your actual monthly and upfront costs for both options.
Can buying a new construction home cost less than renting?
For some buyers, yes. Builder incentives, special financing programs and certain loan benefits can sometimes make the monthly payment on a new construction home competitive with, or even lower than, rent. Joe's family experienced exactly that, but every buyer's situation is different.
Is new construction more expensive than a resale home?
Not necessarily. A new home may have a higher purchase price while still producing a competitive monthly payment because of builder financing incentives. Resale homes can also have repair or replacement costs that aren't reflected in the list price. The best comparison looks at the complete financial picture.
Are there new construction homes in Richmond, Texas with builder incentives?
Builders frequently use different incentives on specific homes and communities, and those offers can change. The important question isn't simply who is advertising an incentive. It is which available home and financing combination makes the most sense for your situation.
Can I use a VA loan to buy new construction in Texas?
Eligible buyers may be able to use VA financing for new construction. Joe's VA benefits were an important part of his purchase. Your lender should confirm your individual eligibility, loan terms and financing options.
Before you renew your lease, let's at least look at the numbers
This is really the whole reason I'm sharing Joe's story.
If your lease is coming up and you've already decided you're going to renew because buying feels too expensive, don't assume.
Let's find out.
You may look at the numbers and decide renting another year really is the smartest decision.
Great. Now you know.
Or you may discover something you didn't know was available.
That's exactly what happened to Joe.
He called me looking for another rental.
A day later, he was touring new construction.
And now he and his wife are preparing to bring their first baby home to a house of their own, with a monthly payment lower than the apartment they were planning to leave.
Sometimes the market isn't what you think it is until you see your own numbers.
And that's why I keep saying:
Because someday is the most expensive word in real estate.
If you're considering buying, renting or new construction in Richmond, Sugar Land, Rosenberg, Fort Bend County or the Greater Houston area, call or text me. I'll help you understand what's available and compare your options before you make the decision.
Roberta Meggs, REALTOR®
Keller Williams Southwest
Fort Bend County & Greater Houston
281-512-2551
RobertaMeggs.com
Roberta Meggs is a licensed Texas REALTOR® and is not a mortgage lender. Builder incentives, interest rates, loan programs, closing-cost assistance and monthly payments vary by property, builder, lender and buyer qualifications and can change. Any financing terms referenced above reflect one buyer's individual experience and are not guaranteed. Equal Housing Opportunity.
Bigger Wins, Smaller Stress.