Trying to decide between a brand-new home and a resale in Tualatin? You are not alone. The right choice often comes down to cost, timing, and how much customization you want. In this guide, you will learn how the two paths differ on upfront and ongoing costs, how long each option typically takes, and the local steps you should take before you decide. Let’s dive in.
Tualatin market context
Local conditions shape both price and timing. Inventory levels, permitting timelines, and development activity in and around Tualatin influence whether new construction is widely available and how quickly you can move. For current sales stats and inventory, check regional data through the RMLS Portland market resources or your agent’s local reports.
If you are exploring a build, the City’s processes and fees matter. Tualatin’s development rules, plan review, inspections, and System Development Charges are managed by the city. You can review current procedures and contacts on the City of Tualatin website.
Upfront costs: new vs. resale
Purchase price reality
New homes often carry a premium compared to similar resales. You are paying for modern design, energy efficiency, and a turnkey product. The premium varies by builder, neighborhood, and market conditions. Use local comps from RMLS-backed sources to size the gap for your short list of areas.
Deposits and earnest money
With new construction, builders typically require staged deposits. You may see an initial earnest deposit, option or design-center deposits, and a larger non-refundable portion once selections are locked. For resales, earnest money is held in escrow and is usually protected by standard inspection and appraisal contingencies.
Options and upgrades
The builder’s base price often excludes many items buyers expect. Common add-ons include kitchen finishes, flooring, lighting, electrical circuits, landscaping, fencing, and sometimes appliances or window coverings. It is common for upgrades to add a meaningful percentage to the base price. Ask for a detailed inclusions list and price sheet before you sign.
Impact and connection fees
New construction can include System Development Charges and utility connection fees that add thousands to tens of thousands to project costs. These are specific to the city and project. Review the current fee schedules and development guidance on the City of Tualatin website so you know what applies to your lot and plan.
Closing costs
Builders may set administrative fees and limit seller-paid costs, while resales follow more standard splits for title, escrow, and prorations. For a clear overview of typical closing cost categories and what to expect from application to funding, the Consumer Financial Protection Bureau provides helpful buyer guidance.
Ongoing ownership costs
Property taxes
In Oregon, new construction is generally assessed at its new market value, which can mean higher annual taxes than an older resale with a lower assessed value. Review how assessed value growth works and how new construction is treated with the Oregon Department of Revenue. For current tax rates and assessment details specific to your parcel, visit the Washington County Assessor.
HOA and maintenance
Many new subdivisions and townhome communities include HOA dues that cover common area maintenance or amenities. Standalone resales may have no HOA but may require more owner-managed upkeep. Compare dues and what they include, then budget for exterior maintenance regardless of your choice.
Energy and utilities
Newer homes typically include better insulation, efficient HVAC, and modern windows and appliances. That can reduce monthly operating costs compared to many older resales. Ask for builder specs and energy features so you can estimate utility use realistically.
Insurance and warranties
Insurance premiums vary based on coverage limits and replacement cost. New homes usually come with builder-backed warranties, which can reduce your near-term risk for defects. Many builders also enroll homes in third-party structural programs. Review typical coverage structures through resources like 2-10 Home Buyers Warranty, and verify the exact warranty included with your contract.
How long it takes
New construction timeline
From contract to move-in, new single-family builds commonly take 4 to 12 months. The construction phase alone is often 6 to 9 months on average, based on industry guidance from the National Association of Home Builders. Add time for lot selection, design appointments, permitting, inspections, and final punch-list work.
Resale timeline
Resales usually move faster. Once you have an accepted offer, most financed purchases close in about 30 to 45 days, depending on appraisal, inspections, and lender speed. For an overview of typical mortgage steps and timing, see the Consumer Financial Protection Bureau.
Common new-build delays
It is smart to plan for potential delays. The most common causes include plan check or inspection bottlenecks, supply chain issues for key materials, labor scheduling conflicts, weather, and late-stage change orders. You can review local permitting contacts and processes on the City of Tualatin website to understand how plan review and inspections are coordinated.
Which path fits you
- You want to move soon and avoid uncertainty: A resale or a quick-move-in spec home is often the best fit.
- You want modern features and the ability to personalize finishes: New construction offers customization, but plan for upgrade costs and a longer timeline.
- You want predictable maintenance over the first few years: A new home with warranties can reduce near-term repair risk.
- You want the lowest initial purchase price: Resale may offer more value upfront, with a budget set aside for updates or repairs.
- You want negotiation flexibility: Resales often offer more room to negotiate price, repairs, and closing costs. Builder flexibility varies with market conditions and inventory.
- You need a specific financing path: Ask lenders about conventional mortgages for resales, and construction-to-permanent or builder-preferred options for new builds.
Tualatin buyer checklist
- Confirm your timeline. If your lease or job start date is fixed, a resale may align better.
- Price the full package. For new builds, add upgrades, landscaping, appliances, window coverings, and potential SDCs to the base price.
- Verify fees and taxes. Review assessed value rules with the Oregon Department of Revenue and check parcel-level data with the Washington County Assessor.
- Research development rules. Review permitting steps and contacts on the City of Tualatin website to understand scheduling and inspections.
- Compare loan options. Ask lenders about rate locks for long build times and whether a construction-to-permanent loan or a standard mortgage fits your plan. The Consumer Financial Protection Bureau has helpful overviews.
- Review the builder contract. Clarify deposit schedules, upgrade cutoffs, completion definitions, and warranty coverage. Consider a contract review with your agent and, if needed, an attorney.
We can help you compare your options
Whether you are weighing a quick close on a resale or a ground-up build with custom choices, you deserve clear numbers, realistic timing, and strong advocacy. Our team guides you through local comps, upgrade planning, permit expectations, and financing paths so you can choose with confidence. If you want a tailored plan and on-the-ground support in Tualatin and nearby suburbs, reach out to Ty Lankheet for a friendly, no-pressure consultation.
FAQs
What costs make new construction more expensive in Tualatin?
- Beyond the base price, plan for upgrades, landscaping, appliances, potential System Development Charges, and any builder administrative fees.
How fast can I close on a resale home in Tualatin?
- Many financed resale purchases close in about 30 to 45 days after an accepted offer, depending on appraisal, inspections, and lender timelines.
How long does a new home build usually take?
- Many single-family builds complete in 4 to 12 months from contract, with construction often taking 6 to 9 months depending on scope and conditions.
Will new construction raise my property taxes more than a resale?
- New homes are generally assessed at new market value under Oregon rules, which can mean higher taxes than older resales with lower assessed values.
Do builders include landscaping and fencing?
- Many provide basic front-yard landscaping and may exclude fencing, irrigation, and full backyard finishes, so budget for exterior work.
Can I negotiate with a builder on price or upgrades?
- It depends on market conditions and inventory; some builders offer incentives, financing concessions, or options credits during slower periods.
