New Construction Specialist
New Construction Homes
Your expert guide to buying new construction in the Lehigh Valley — builders, communities, upgrades, and negotiation.
Tim Tepes
Assoc Broker — Tim Tepes Real Estate LLC | PA License #AB062628L
Why Buy New Construction in the Lehigh Valley?
The Lehigh Valley is one of Pennsylvania's fastest-growing regions, with new residential developments appearing across Upper Macungie, Hanover, East Allen, Bethlehem, and beyond. Buying new construction means modern floor plans, energy-efficient systems, builder warranties, and the ability to customize your home from the ground up. With 36+ years of local experience and deep relationships with both national and local builders, Tim Tepes knows which builders deliver quality — and how to protect your interests throughout the process.
National Builders in the Lehigh Valley
D.R. Horton
$280K–$450KAmerica's largest homebuilder by volume. Offers entry-level to move-up homes with open floor plans, energy-efficient features, and smart home technology. Active in Upper Macungie, Hanover Twp, and Bethlehem Twp.
Lennar
$300K–$500KKnown for "Everything's Included" packages that bundle popular upgrades into the base price. Includes granite countertops, upgraded flooring, and smart home features. Communities across the Lehigh Valley growth corridor.
Ryan Homes
$275K–$475KNVR Inc.'s popular brand offering customizable floor plans with a strong local reputation. Active in multiple Lehigh Valley communities with a range of single-family and townhome options.
KB Home
$290K–$425KFocuses on personalization with their "KB Home Design Studio" experience. Energy-efficient homes with solar-ready options in select communities.
Toll Brothers
$450K–$750K+National luxury homebuilder offering high-end finishes, custom options, and premium communities. Executive-level homes with resort-style amenities in select Lehigh Valley locations.
Local & Regional Builders
Local builders often offer more personalization, hands-on quality control, and a deeper connection to the Lehigh Valley community:
J.S. Hovannes
A respected local builder known for quality craftsmanship and attention to detail. Builds custom and semi-custom homes throughout the Lehigh Valley with a reputation for superior construction.
Landis Construction
Established Lehigh Valley builder with decades of experience. Known for well-built homes in established communities with classic design sensibility and durable construction.
Pinnacle
Regional builder offering modern designs and energy-efficient construction. Active in several Lehigh Valley communities with competitive pricing and flexible floor plans.
Active Building Locations
Upper Macungie Twp
Fast-growing corridor along Route 222. Multiple national and local builders, excellent schools (Parkland SD), proximity to shopping and dining.
Hanover Twp
Lehigh County's largest township by area. New developments along the Route 100 and Cedar Creek corridors. Parkland and Northwestern Lehigh school districts.
East Allen Twp
Growing suburban area near the Lehigh Valley International Airport. Mix of national builders with competitive pricing. Northampton Area SD.
Northampton (Rt 329)
Emerging growth area along Route 329 with new construction communities offering competitive pricing. Northampton Area SD.
Bethlehem Twp
Desirable location near the Routes 33/78 interchange. New construction alongside established neighborhoods. Nazareth Area and Bethlehem Area SDs.
Whitehall
Convenient central Lehigh Valley location with new townhome and single-family developments. Whitehall-Coplay SD.
Builder Contract Guidance
Builder contracts differ significantly from standard resale purchase agreements. Here are the key elements to watch for:
Escalation Clauses
Some builders include price escalation clauses that allow them to raise the price if material or labor costs increase. Tim helps negotiate caps or removal of these clauses.
Deposits & Earnest Money
Builder deposits can range from $2,500 to $25,000+. Understand when deposits are refundable, non-refundable, and what conditions allow you to get them back.
Construction Timelines
Most new construction takes 4–8 months from contract to closing. Builders may include timeline estimates but rarely guarantee delivery dates. Weather and supply chain issues can cause delays.
Cancellation Rights
Builder contracts often have different cancellation terms than resale contracts. Understand your rights and penalties. PA law provides some buyer protections, but builder contracts may limit them.
The Upgrades Guide: What's Worth It?
Not all builder upgrades are created equal. Here is Tim's honest assessment of which upgrades offer real value and which you can skip:
Worth It
Granite/Quartz Countertops
Worth ItStandard in most new construction now, but if not included, this upgrade pays for itself in resale value and durability.
Hardwood Flooring (main level)
Worth ItTimeless appeal, easy maintenance, and strong resale value. A worthwhile investment for main living areas.
Electrical Upgrades (extra outlets, USB, panel upgrade)
Worth ItCheaper to do during construction than after. Future-proof your home with adequate electrical capacity.
Insulation & Energy Efficiency
Worth ItUpgraded insulation, windows, and HVAC pay dividends in comfort and utility savings for decades. Often the best upgrade dollar-for-dollar.
Structural Options (extra bedroom, finished basement, bump-out)
Worth ItAdding square footage during construction is far cheaper than a renovation later. Choose structural options over cosmetic upgrades.
Skip It
Premium Cabinet Hardware
Skip ItBuilders charge $2,000–$5,000 for upgraded handles and pulls. You can buy and install better ones yourself for $200–$500.
Pre-Wired Surround Sound
Skip ItTechnology changes fast. Pre-wiring for specific audio systems becomes outdated. Run extra Ethernet/CAT6 instead for flexibility.
Builder-Selected Carpet Upgrades
Skip ItBuilder carpet upgrades are marked up significantly. The standard carpet is fine for now — replace with your preferred flooring later if needed.
Designer Paint Colors
Skip ItBuilders charge premium prices for paint upgrades. Standard white/neutral is easy to repaint yourself for a fraction of the cost.
Built-In Bookshelves & Niche Features
Skip ItTrendy features that may not suit future buyers. Freestanding furniture is more flexible and often more attractive.
The Pre-Drywall Inspection
A pre-drywall inspection is one of the most important — and most overlooked — steps in buying new construction. Once drywall is installed, you cannot see the framing, wiring, plumbing, or HVAC rough-ins. An independent inspector evaluates these systems before they are hidden behind walls.
Cost: $300–$500 — a small price for peace of mind on a $300K+ investment. Tim coordinates this inspection as part of his buyer representation.
Warranty & Punch List — Year 1
New construction homes in Pennsylvania come with builder warranties that protect you against defects. Understanding your warranty coverage is essential:
Coverage
Workmanship & materials — cosmetic issues, settling cracks, paint touch-ups, appliance issues. Builder sends a crew to repair all items on your punch list.
Coverage
Mechanical systems — plumbing, electrical, HVAC systems, and water heaters. Any defects in the functional systems of the home.
Coverage
Structural defects — foundation, load-bearing walls, roof structure, and floor systems. Major structural components of the home.
The Year-1 Punch List
During your first year, document any cosmetic defects — paint touch-ups, settling cracks, loose hardware, squeaky doors, appliance issues. Submit these to your builder for repair under warranty. Tim helps you compile and submit a thorough punch list to ensure nothing is missed.
New Construction vs. Resale
New Construction Advantages
- Modern energy efficiency — lower utility bills from day one
- No immediate repairs or renovations needed
- Builder warranties cover major systems for 1–10 years
- Customization options — choose finishes, layout, and upgrades
- New home smell and everything is yours — no one lived there before
- Smart home technology and modern layouts designed for today's lifestyle
New Construction Considerations
- Typically costs more per square foot than comparable resale
- May be located in newer developments without mature landscaping
- Landscaping, fencing, window treatments, and appliances may not be included
- Construction timelines can be unpredictable (weather, supply chain, labor)
- New neighborhoods may still be under construction with ongoing building activity
- Property may be assessed higher than a comparable resale home
Builder Incentives & Negotiation Strategies
Builder prices are not always set in stone. Tim Tepes knows when and how to negotiate to get you the best deal:
Closing Cost Credits
Builders often offer $5,000–$15,000+ toward closing costs, especially on standing inventory or model homes. Always ask what incentives are available.
Interest Rate Buydowns
Some builders offer temporary or permanent rate buydowns through preferred lenders, reducing your monthly payment by 0.5–1% in the first few years.
Upgrade Packages
Builders may bundle upgrades (flooring, countertops, appliances) at a discounted package price versus selecting each individually.
Lot Premium Waivers
Premium lots (corner, cul-de-sac, larger lot, wooded backing) sometimes come with premiums of $10,000–$30,000. Builders may waive or reduce these during promotions.
Closing Timeline Flexibility
If you can close quickly (30 days vs. 60), builders may offer additional incentives since it improves their cash flow and inventory management.
Tim negotiates directly with builder sales teams and understands their pricing strategies, incentive timelines, and inventory pressures — saving you thousands.
Contract to Move-In Timeline
Here is a typical timeline for new construction in the Lehigh Valley, from contract signing to moving day:
Contract & Design
Weeks 1–4Select your community, lot, and floor plan. Work with the builder's design center to choose structural options and interior finishes. Review and sign the purchase agreement.
Financing & Permits
Weeks 4–8Finalize your mortgage pre-approval. Builder submits plans and pulls permits. Review builder financing options vs. your own lender for the best terms.
Foundation & Framing
Months 2–3Site preparation, foundation pouring, and framing. This is when you'll see your home take shape. Schedule your pre-drywall inspection at this stage.
Mechanicals & Drywall
Months 3–5Rough-in plumbing, electrical, and HVAC. Drywall installation and taping. Interior work begins — cabinets, trim, and flooring.
Finishes & Punch List
Months 5–6Final paint, fixtures, countertops, and appliances. Walk-through with the builder to identify items for the punch list. Final inspection and certificate of occupancy.
Closing & Move-In
Month 6–7Final walkthrough, closing documents, and key handover. Builder provides warranty information and maintenance schedules. Welcome home!
Why New Construction Buyers Choose Tim Tepes
Buying new construction is exciting — but the builder's sales agent works for the builder, not for you. Having your own agent protects your interests and costs you nothing extra.
Tim Tepes knows which builders deliver quality and which ones cut corners. With 36+ years of experience and 700+ transactions, he has worked with every major builder in the Lehigh Valley and understands their contracts, upgrade pricing, and negotiation leverage.
Tim will help you negotiate upgrades, identify the best value options, coordinate pre-drywall and final inspections, and ensure your punch list is completed — all while representing YOUR interests, not the builder's.
Explore More
Communities
Explore all 17 Lehigh Valley community guides.
Schools
Compare school districts for your new construction community.
Buyer Guide
General home buying guide — pre-approval, financing, and more.
Market Data
Current housing market trends and pricing for the Lehigh Valley.
First-Time Buyer
Financing options and programs for first-time buyers.
55+ & Downsizing
Active adult communities and downsizing options.
Ready to Explore New Construction?
Schedule a free new construction consultation with Tim Tepes. He will help you compare builders, negotiate the best deal, select the right upgrades, and protect your interests from contract to move-in.
Tim Tepes | Assoc Broker — Tim Tepes Real Estate LLC | PA License #AB062628L