Torn between a shiny new build and a charming resale in Lee’s Summit? You are not alone. As a move-up buyer, you care about total cost, timing, customization, and how neighborhood rules affect your lifestyle. In this guide, you will learn the real tradeoffs, what costs to plan for, how timelines differ, and the documents to request so you can move with confidence. Let’s dive in.
New vs resale: quick snapshot
- New construction: more customization, modern systems and energy efficiency, plus builder warranties. Expect longer timelines, lot or upgrade premiums, and added builder standards.
- Resale: faster move-in and an established neighborhood context. You may trade for older systems or renovation needs and rely on inspections and disclosures instead of builder warranties.
Cost comparison: what really adds up
Purchase price and lot premiums
New homes often carry a premium for new materials, builder profit, and desirable lots like corners or water views. Resale prices reflect comparable sales and any deferred maintenance. An older home can list for less, but you may invest more after closing if it needs work.
Upgrades and allowances
Base prices on new builds typically include standard finishes. Many buyers add upgrades for flooring, cabinets, appliances, landscaping, lighting, and window coverings. If the builder gives allowances, any overage is your expense. A renovated resale can be cost-competitive once you price out the same level of finishes in a new build.
Site work, utilities, and impact fees
New lots can need grading, driveways, sod, irrigation, and city tap or impact fees. Some builders include basic landscaping, while others price it separately. Resale homes usually have utilities and landscaping in place, so major site work is less common.
Closing costs and financing differences
Builders often suggest preferred lenders who may offer incentives or closing cost credits. You can usually choose your own lender, but incentives can change. Construction or construction-to-permanent loans may require extra steps, like plan-based appraisals and milestone inspections, and they can alter your closing timeline compared with a traditional resale mortgage.
Maintenance, utilities, and energy
New construction typically features modern HVAC, insulation, windows, and appliances that reduce near-term energy and maintenance costs. Resale homes can require near-term replacements for items like HVAC, water heaters, or roofs, which adds to early ownership costs.
Property taxes and HOA fees
Newly built homes can receive a different initial assessment and may adjust after reassessment at completion. Verify parcel and assessment details with the Jackson County Assessor. Many new subdivisions have HOAs with initiation fees and ongoing dues that cover common areas and amenities. In established HOAs, dues history and any special assessments are easier to review through budgets and meeting minutes.
Timelines and logistics in Lee’s Summit
Move-in speed
Resale purchases typically close in 30 to 45 days with financing. A completed spec home can sometimes close in 30 to 60 days. To-be-built homes often take months: production timelines commonly range from 3 to 9 months, and semi-custom or custom builds can run 6 to 12 months or longer. Weather, materials, permits, and subcontractor schedules can cause delays.
Financing pathways and timing
Resale purchases usually use conventional, FHA, VA, or USDA loans with standard underwriting. New construction can involve construction-to-permanent loans or separate construction and permanent loans. For to-be-built properties, appraisals are based on plans and specifications, and final value can be contingent on completion.
Inspections, walkthroughs, and occupancy
For resale, you will order a home inspection and negotiate repairs or credits. For new construction, you should expect a series of walkthroughs, potentially including a pre-drywall visit, plus a final walkthrough and punch list. Some builders allow occupancy before landscaping is complete, and punch list timelines vary by builder.
Coordinating your sale and purchase
Many move-up buyers need to sell their current home while buying the next. You can use contingencies, bridge financing, or carefully timed closings. Some builders may allow extended closing windows or leasebacks. Put expectations in writing so your timeline is protected.
Warranties, disclosures, and protections
Builder warranties
Most new homes include a first-year limited workmanship warranty. A 2-10 style structure is common in many markets: systems may be covered for 2 years and major structural components for up to 10 years. Coverage varies by builder and state, and normal wear, owner changes, or third-party add-ons are typically excluded. Confirm what is insured by a third party versus solely by the builder.
Resale protections
In Missouri, buyers rely on seller disclosures, inspections, and contract terms for protection. Materials and systems in resale homes usually do not carry builder warranties. Review disclosures, permits for major updates, and any active manufacturer warranties.
Vetting builders and resolving issues
Check a builder’s licensing or registration, complaint history, and reputation. Resources include the Missouri Attorney General’s Consumer Protection division, the Home Builders Association of Greater Kansas City, and the Better Business Bureau. For potential construction defects, learn the applicable statutes of limitations and consult a local attorney if needed. Keep records and follow the warranty claim process laid out in your contract.
Neighborhood rules, CC&Rs, and lake considerations
Where controls come from
Rules can come from recorded covenants, HOA guidelines and architectural review committees, city zoning, and lake or dock associations. For Lee’s Summit, start with city zoning and permits, then review recorded plats and covenants with the county recorder, and request the HOA’s governing documents.
For permit, planning, and zoning questions, explore the city’s resources through the official site for Lee’s Summit Planning and Development.
Common restrictions in lake and planned communities
Expect architectural review of exterior colors, roofing materials, and elevations. Setbacks and impervious coverage limits can affect your footprint, driveway, or pool plans. Lake-adjacent areas often add dock, shoreline, and boat rules. Some communities regulate landscaping, tree removal, fences, lighting, visible satellite dishes, signage, and short-term rental use.
How to get the documents you need
- County Recorder of Deeds: recorded plats and covenants for the lot or subdivision.
- HOA or management company: CC&Rs, bylaws, budgets, meeting minutes, and ARC forms.
- Seller or builder: disclosure packet and neighborhood rules before you sign.
- City of Lee’s Summit: permits and zoning via Building and Planning.
Buyer checklists you can use today
Questions to ask a builder
- What is included in the base price versus upgrades? Request a written list and allowances.
- What is the typical timeline for this lot and floor plan, and how are delays handled in the contract?
- What warranties are provided, and is a third-party insurer involved? How do you document and resolve warranty claims?
- Which lenders do you work with, and are incentives tied to using them?
- Who pays for landscaping, driveways, utility tap fees, and permits?
- Can you provide sample CC&Rs, plats, and any architectural guidelines now?
- What is your punch list process and typical response time after closing?
Questions to ask a seller or listing agent
- How old are the roof, HVAC, water heater, and major electrical components? Are service records available?
- Are there any recent or pending HOA assessments or neighborhood projects?
- Can you share seller disclosures, permits for major upgrades, and any recent inspection reports?
- What neighborhood rules apply, and who can I contact at the HOA to confirm?
Due diligence for either option
- Obtain and review CC&Rs, HOA bylaws, budgets, and meeting minutes.
- Confirm zoning, setbacks, and easements with the city and on the plat.
- Order independent inspections. For new builds, consider pre-drywall and final inspections.
- Verify parcel and assessment information with the Jackson County Assessor.
- Check floodplain status and insurance requirements.
- Review commute, school assignments, and proximity to the amenities that matter to you.
How to decide: a simple framework
- Budget: Compare total cost, not just price. Add upgrades, site work, fees, near-term maintenance, taxes, and HOA dues.
- Timing: If you need to move in 60 days, a resale or completed spec may fit. If you can wait and want to personalize, a to-be-built home can work.
- Lifestyle and rules: Weigh the certainty of established neighborhoods against the controls and amenities of new or lake communities.
- Risk comfort: Warranties help with new builds, while inspections and disclosures guide resale. Choose the path that gives you the right level of protection and predictability.
Ready to compare specific homes side by side and map a plan that fits your timeline and budget? Let’s talk about your goals, your current home, and your target neighborhoods in Lee’s Summit. Connect with LUX Network KC to receive tailored guidance and a clear, step-by-step path from where you are to where you want to live.
FAQs
How much more do new homes cost than resales in Lee’s Summit?
- New builds often carry a premium for materials, builder profit, and lot desirability, but a renovated resale can be cost-competitive once you factor in upgrades and fees.
How long does it take to move into a new build vs a resale?
- Resale purchases typically close in 30 to 45 days. A completed spec may close in 30 to 60 days, while to-be-built homes commonly take 3 to 9 months, and semi-custom or custom builds can run 6 to 12 months or more.
Are new homes cheaper to maintain and insure?
- Newer systems and better insulation often lower near-term maintenance and some energy costs. Insurance varies by coverage, replacement cost, and location.
What if a builder does not fix defects after closing?
- Review the builder’s warranty, confirm any third-party coverage, and follow the claim process in your contract. Document requests and use state consumer protection resources if needed.
Do lake communities in Lee’s Summit have stricter rules?
- Yes. Lake and waterfront neighborhoods often add dock, shoreline, and architectural standards in addition to HOA rules. Obtain CC&Rs and lake association guidelines before you sign.
Can I use my own lender for a new construction purchase?
- Usually yes. Builders may offer incentives with preferred lenders, but using your own lender can affect incentives. Compare total costs and terms before you choose.
How do property taxes work on new construction?
- New homes may have different initial assessments, with changes after completion and reassessment. Verify parcel details with the Jackson County Assessor.
