Trying to choose between a brand‑new build and a move‑in‑ready resale in Forsyth County? You are not alone. Many local buyers want the right mix of price, timing, and peace of mind. In this guide, you will see how each path stacks up on cost, timeline, finishes, HOAs, inspections, warranties, and financing so you can move forward with confidence. Let’s dive in.
Forsyth market snapshot
Forsyth County sits in a healthy mid to upper price range. Redfin reports a median sale price of about $584,000 as of January 2026. You will also see different measures of value depending on the source. Zillow’s Home Value Index shows a typical home value near $605,000 with data through January 31, 2026. These differences reflect how each vendor measures the market, but both signal a strong suburban market with options across budgets. See Redfin’s county snapshot and Zillow’s Forsyth ZHVI.
Inventory has been trending higher than last year in many reports, and homes are spending longer on the market. That can improve your negotiating power and give you more time to compare new builds and resales without rushing. You can review local snapshots on Realtor.com’s Forsyth overview.
New construction is active in Cumming and across the county, including move‑in‑ready homes and build‑to‑order plans from national and local builders. To get a feel for current communities, browse new‑construction listings and builders in Forsyth.
New construction vs resale at a glance
Price and total cost
- New construction uses a base price plus add‑ons. Expect line items like lot premiums, elevation choices, structural options, and design center upgrades. Common upgrades such as flooring, kitchen packages, or expanded patios can add thousands to tens of thousands. Plan your budget on the full build sheet, not just the base price. For context, industry guides note upgrade ranges that can materially change the final price. Learn how upgrade pricing works.
- Resale homes are a single bundled price. Landscaping, mature trees, window treatments, and current finishes are already in place. Negotiation often centers on total price and any seller credits for repairs or closing costs.
Timeline to move
- New construction commonly runs 6 to 12 months for production builders, depending on plan and stage. National data shows recent averages near nine months, with the South Atlantic often moving a bit faster. If you need certainty, quick‑move‑in spec homes can shorten the wait. See NAHB timing context.
- Resale purchases usually close in about 30 to 45 days with financing, and faster with cash. That reliability can be the deciding factor if you are working around a lease end or a home sale. Typical resale closing timelines.
Design and finishes
- New construction lets you personalize in the design center. Builder‑grade finishes are standard, and you can upgrade for a polished look. Some buyers install only must‑haves now and save other cosmetic changes for later to manage cash flow.
- Resale homes show you exactly what you are getting. If you want changes, you can negotiate credits, request repairs, or plan updates after closing.
HOAs and community rules
Many Forsyth subdivisions have HOAs, including new and established neighborhoods. Dues vary by amenities and home type, from modest monthly fees to higher assessments in amenity‑rich communities. Always review the full CC&Rs, budgets, reserve studies, and any master association details before you commit. Browse Forsyth subdivision examples and HOA context.
Inspections and warranties
- New construction benefits from phase inspections: pre‑pour or pre‑slab, pre‑drywall, and a final inspection before closing. Plan a separate 11‑month inspection to catch items during the warranty window. Municipal inspections are for code, not quality control, so independent inspections help protect you. Typical pre‑drywall inspection fees are modest, while final and 11‑month inspections usually cost a few hundred dollars. See inspection timing and costs.
- Many builders offer a 1‑2‑10 style warranty. That often means one year for workmanship and materials, two years for major systems, and up to ten years for qualifying structural coverage. Ask whether the structural piece is backed by a third party and if the warranty is transferable. Review the 1‑2‑10 model.
- Resale protections rely on your inspection, the seller’s disclosures, and any negotiated home warranty. You can request repairs or credits based on inspection findings.
Appraisal and financing notes
- New construction appraisals can be sensitive early in a community, especially with heavy upgrades. Appraisers may use both recent sales and a cost approach. Share a full list of options and recent same‑plan sales to help support value.
- Resale appraisals lean on recent comparable sales. In higher inventory conditions, pricing tends to track the comps closely.
Cost checklist and hidden line items
Use this quick list to avoid surprises and compare apples to apples.
New construction cost items to plan:
- Lot premium and elevation choice.
- Structural options like covered patios, extra bathrooms, or a finished basement.
- Design center upgrades such as counters, cabinets, flooring, lighting, and appliances.
- Landscaping beyond the builder’s standard, window coverings, and after‑market add‑ons.
- Closing costs and any HOA initiation and monthly dues.
Resale cost items to plan:
- Inspection‑based repairs and near‑term updates you want after closing.
- Appliance replacements if older, plus immediate maintenance items.
- Closing costs, HOA transfer or initiation fees if applicable.
Maintenance and energy outlook
Newer homes are built to current codes and often deliver lower near‑term maintenance and better energy performance. New HVAC systems, tighter building envelopes, and efficient windows can help manage utility costs. Resale homes may need early updates or maintenance, which you can budget for during due diligence.
Which path fits your timing
- Choose new construction if you want personalization, a modern floor plan, and a builder warranty, and you have time to wait for completion. Quick‑move‑in specs can bridge the gap if you need to move sooner.
- Choose resale if you value certainty on timing, want an established lot and landscaping, and prefer to see the finished product. The 30 to 45 day close can pair well with a home sale or lease timing.
How Liliana streamlines your move
Buying new or resale is smoother with a clear plan. Here is how we support you from day one:
- Set your budget early with a verified pre‑approval and a clean document list, so you can move fast on the right home.
- For new builds, we review the builder contract, lot details, options, and HOA documents, then align them with your lender’s needs.
- We help compare any builder‑lender incentives to independent quotes so you see the true cost of rate, points, and credits.
- We coordinate timeline and rate‑lock strategy around the estimated completion date, including lock extensions when needed.
- We prep the appraisal with a full upgrade sheet and recent community comps to support value.
- We schedule phase inspections, track punch‑list items, and remind you to book an 11‑month inspection for warranty claims.
- For resales, we manage offer strategy, inspections, repair talks, appraisal timing, and closing milestones so nothing slips.
Quick checklists
If you lean new construction
- Choose a lender that offers construction‑to‑perm or one‑time‑close options if you want a single closing.
- Get verified pre‑approval and share the builder contract, lot info, plans, and allowances right away.
- Keep a 5 to 10 percent upgrade and contingency buffer in your budget.
- Schedule independent pre‑drywall, final, and 11‑month inspections.
- Confirm the builder’s 1‑2‑10 warranty details, transferability, and who services claims.
- Review HOA dues, budgets, and any master association rules.
If you lean resale
- Secure a fully verified pre‑approval and keep your lender on speed dial for fast updates.
- Order a full home inspection and read disclosures early so you can plan for repairs or credits.
- For appraisal‑sensitive offers, use current comps and set clear contingency terms that protect you.
Next steps
Choosing between new construction and resale comes down to your timing, budget, and comfort with customization. If you want a calm, guided process with financing coordination built in, let’s talk. Reach out to Liliana Mcgaughey to map your path and tour the best options in Forsyth County.
FAQs
What is the average home price in Forsyth County in 2026?
- Redfin shows a median sale price near $584,000 as of January 2026, while Zillow’s Home Value Index sits around $605,000 for data through January 31, 2026.
How long does a new build usually take in Forsyth County?
- Many production homes finish in about 6 to 12 months, and national data shows recent averages near nine months, while quick‑move‑in specs can close sooner.
What are typical upgrade costs for new construction?
- Upgrades vary by builder and scope, but items like kitchen packages, flooring, and patios can add thousands to tens of thousands beyond the base price.
Do I still need inspections on a brand‑new home?
- Yes. Schedule pre‑drywall and final inspections, then an 11‑month visit during the warranty window to document issues for repair.
How do builder lender incentives work?
- Builders often offer credits or rate buydowns if you use their preferred lender, so compare the total cost against an outside quote before you choose.
How do HOAs affect my budget in Forsyth?
- HOA dues vary widely by community and amenities, and you should also review initiation fees, budgets, and rules as part of your due diligence.
