You have $900,000 to spend. You can buy a brand-new 2,000 sqft townhome in Bothell with a 10-year warranty. Or a 2,400 sqft 1950s house in Ballard that needs updating but has character and a great location.
New construction and resale homes offer completely different experiences. New construction means modern systems, warranties, and customization. Resale means established neighborhoods, mature landscaping, and often better locations. The right choice depends on your priorities, timeline, and tolerance for uncertainty.
What You'll Learn
- Pros and cons of new construction vs resale
- True cost comparison (hidden costs in both)
- Timeline differences (move-in ready vs 12-18 month wait)
- Financing differences and challenges
- Real Seattle examples with numbers
- How to decide which is right for you
This article is for you if you're deciding between new construction and resale homes in the Seattle area.
Table of Contents
- New Construction: What You're Really Getting
- Resale Homes: What You're Really Buying
- True Cost Comparison
- Timeline: When Can You Move In?
- How to Decide
- Real Seattle Examples (2025)
- Summary: Key Takeaways
- Next Steps
New Construction: What You're Really Getting
Where to Find It
Here's the reality about new construction in Seattle: there isn't much in the city itself. Seattle is built out. If you want new construction, you're looking at suburbs.
Types in Seattle area (2025):
- Single-family homes (rare, mostly Eastside suburbs)
- Townhomes (common in Bothell, Renton, Kent, Lynnwood)
- Condos (downtown Seattle, Bellevue)
Where to find:
- Eastside: Bothell, Sammamish, Snoqualmie
- South King County: Renton, Kent, Auburn, Maple Valley
- Snohomish County: Lynnwood, Everett, Marysville
- Seattle proper: very limited (mostly condos or infill townhomes)
Pros of New Construction
The appeal is obvious: everything is new. But let's break down what that actually means.
Everything is new:
- No deferred maintenance
- Modern systems (HVAC, electrical, plumbing)
- Energy efficient (better insulation, windows)
- No immediate repairs needed
- Lower utility bills (20-30% savings typical)
Comprehensive warranties:
- Builder warranty: 1-2 years (workmanship)
- Systems warranty: 2-5 years (HVAC, appliances)
- Structural warranty: 10 years (foundation, framing)
- Peace of mind for major issues
Customization opportunities:
- Choose finishes (flooring, countertops, cabinets)
- Select paint colors
- Add upgrades (built-ins, tech features)
- Design to your taste
Modern features:
- Open floor plans
- Smart home technology
- Energy-efficient appliances
- EV charging capability
- Better insulation and windows
Lower maintenance (first 10-15 years):
- Nothing needs replacing immediately
- No immediate projects
- More time to enjoy home
- Warranty covers major issues
Financing advantages:
- Easier appraisal (comparable new homes)
- Lenders comfortable with new construction
- Sometimes builder incentives (rate buy-downs, closing cost credits)
Cons of New Construction
But here's what the builder won't tell you upfront.
Higher price per square foot:
- New construction premium: 10-20% more than resale
- Seattle 2025: $450-550/sqft new vs $400-450/sqft resale
- Example: $900K gets you 1,800 sqft new vs 2,200 sqft resale
Modern materials aren't always better:
- Engineered lumber replaces solid wood (lighter, less durable)
- PVC pipes replace copper (cheaper, but copper lasts 50+ years)
- Laminate counters replace tile or stone in base models
- Thinner drywall (1/2" vs 5/8" in older homes)
- Builders optimize for code compliance, not longevity
- Quality varies significantly by builder reputation
Limited locations:
- Farther from Seattle core
- Longer commutes (30-60 min to downtown)
- Less established neighborhoods
- Fewer walkable amenities
Timeline uncertainty:
- Delays common (weather, materials, labor)
- 12-18 months typical from contract to move-in
- Can't move in immediately
- Need temporary housing if selling current home
Upgrade costs add up fast:
- Base price is bare-bones (builder-grade everything)
- Upgrades add 10-20% to price ($50K-$100K typical)
- Easy to overspend on finishes
- Model home look requires upgrades
Smaller lots:
- New developments maximize density
- Less yard space (often 2,000-3,000 sqft lots)
- Closer to neighbors
- Limited outdoor privacy
No mature landscaping:
- Bare dirt or basic sod
- No trees or established plants
- Takes 5-10 years to mature
- Additional landscaping costs ($5K-$15K)
Unknown neighborhood character:
- New community, no established vibe
- Don't know neighbors yet
- Amenities may not be built yet
- Can't evaluate neighborhood before buying
Builder quality varies:
- Some builders cut corners
- Hard to assess quality before completion
- Warranty only as good as builder's reputation
- Research builder reviews carefully
HOA almost guaranteed:
- Most new developments have HOAs
- Fees: $200-$400/month typical ($2,400-$4,800/year)
- Rules and restrictions
- Adds to monthly costs
Resale Homes: What You're Really Buying
The Resale Reality
Resale homes offer something new construction can't: location and established neighborhoods. But you're also buying someone else's deferred maintenance.
Pros of Resale
Better locations:
- Closer to Seattle core
- Established neighborhoods (Ballard, Fremont, Capitol Hill)
- Near transit, amenities, jobs
- Walkable areas with character
Lower price per square foot:
- 10-20% less than new construction
- More house for your money
- Seattle 2025: $400-450/sqft vs $450-550/sqft new
- Example: $900K gets you 2,200 sqft vs 1,800 sqft new
Mature landscaping:
- Established trees and plants (20-50 years old)
- Privacy from growth
- Immediate curb appeal
- No additional landscaping costs
Known neighborhood:
- Established character and vibe
- Can meet neighbors before buying
- See what you're getting
- Proven property values
Move-in ready (usually):
- Available immediately
- No construction delays
- Can close in 30-45 days
- No temporary housing needed
Larger lots (often):
- Older homes have bigger yards (5,000-8,000 sqft typical)
- More privacy
- Room for additions, ADUs
- Better outdoor space
Character and charm:
- Unique features (hardwood, built-ins, details)
- Not cookie-cutter
- Architectural variety
- Craftsman, Tudor, Mid-century styles
- Well-maintained older homes often have superior materials
- Real 2×4s (not 1.5" × 3.5"), solid wood trim, copper pipes
- "They don't build them like they used to" - sometimes true
No HOA (often):
- Single-family homes usually no HOA
- More freedom
- Lower monthly costs
- No restrictions
Negotiation opportunity:
- Sellers motivated
- Can negotiate price, repairs, credits
- More flexible than builders
- Inspection contingencies protect you
Cons of Resale
Here's what you need to budget for with resale homes - and what to watch for based on when it was built.
Deferred maintenance:
- Systems may need replacement soon
- Roof (20-25 years), HVAC (15-20 years), water heater (10-15 years)
- Budget $10K-$30K for immediate repairs
- Ongoing maintenance required
Age-specific issues to investigate:
Pre-1950s homes:
- Building codes weren't standardized until 1950s
- May lack proper foundation or structural reinforcement
- Knob-and-tube wiring possible (fire hazard, uninsurable)
- Require very thorough inspection
- Often solid construction if well-maintained, but verify everything
1950s-1960s homes:
- May lack insulation entirely (codes required it starting 1965)
- Heating costs can be 50-100% higher than modern homes
- Single-pane windows common
- Wood treatment less advanced - check for termites carefully
- Often solid framing with real 2x4s (actually 2" × 4")
- Many are ramblers (single-story) - great if you don't want stairs
1970s homes:
- Aluminum wiring in some homes (fire risk - needs replacement)
- Popcorn ceilings may contain asbestos (don't disturb - test first)
- Lead paint possible (banned 1978) - test if young children
- Lower ceilings common (8' vs 9-10' in newer homes)
- Split-entry designs popular (opinions vary on these)
1980s homes:
- Polybutylene (PB) pipes in some homes - prone to failure, expensive to replace ($5K-$15K)
- If you see gray plastic pipes, get them inspected
- Better insulation than earlier decades
- More modern layouts starting to appear
1990s-2000s homes:
- Generally good construction standards
- Modern systems and layouts
- May still need updates (kitchens, baths aging)
- Check HVAC and roof age - may be due for replacement
2010s+ homes:
- Essentially "newer resale" - minimal issues
- Modern systems, good energy efficiency
- May still have builder-grade finishes
- Less character than older homes
Outdated features:
- Old kitchens and bathrooms (1970s-1990s)
- Popcorn ceilings (check for asbestos before removal)
- Carpet instead of hardwood
- Small closets
- Galley kitchens
- Closed-off floor plans
Less energy efficient (especially pre-1990s):
- Poor or no insulation (pre-1965 may have none)
- Old windows (single-pane or old double-pane)
- Higher utility bills (20-50% more than new construction)
- Drafty in winter, hot in summer
- Many older homes lack AC (Seattle's hot summers are recent)
- Old furnaces and water heaters less efficient
No warranties:
- You own all problems immediately
- Major system failure = $5K-$15K out of pocket
- Home warranty optional ($500-$800/year, limited coverage)
Renovation costs:
- Kitchen remodel: $30K-$80K
- Bathroom remodel: $15K-$35K
- New roof: $15K-$25K
- HVAC replacement: $8K-$15K
- Windows: $10K-$25K
Potential hidden issues:
- Foundation problems (settling, cracks)
- Water damage (roof leaks, plumbing)
- Electrical issues (outdated, undersized, aluminum wiring)
- Plumbing problems (polybutylene pipes, galvanized steel corrosion)
- Asbestos (popcorn ceilings, insulation, siding)
- Lead paint (pre-1978 homes)
- Termites (especially pre-1970s with less advanced wood treatment)
- Inspection helps but can't catch everything
- Older the home, more thorough inspection needed
Dated floor plans:
- Closed-off rooms
- Small kitchens
- Fewer bathrooms
- Limited storage
- May need walls removed ($10K-$30K)
Financing challenges (sometimes):
- Appraisal issues if needs work
- Lenders cautious on fixer-uppers
- May require larger down payment
True Cost Comparison
Don't just compare purchase prices. Let's look at real numbers over time.
Example: $900K Budget, Same Buyer
Option 1: New Construction Townhome (Bothell)
Purchase breakdown:
- Base price: $850,000 (1,800 sqft)
- Upgrades: $75,000 (hardwood, quartz, stainless appliances)
- Total purchase: $925,000
First year costs:
- Down payment (10%): $92,500
- Closing costs: $15,000
- Landscaping (bare lot): $10,000
- Window coverings: $3,000
- Immediate repairs: $0
- Total first year: $120,500
Monthly costs:
- Mortgage (6.3% rate): $5,700
- HOA: $325
- Utilities: $200 (efficient)
- Maintenance: $100 (minimal, under warranty)
- Total monthly: $6,325
Option 2: Resale House (Ballard)
Purchase breakdown:
- Purchase price: $900,000 (2,200 sqft, built 1955)
- Total purchase: $900,000
First year costs:
- Down payment (10%): $90,000
- Closing costs: $15,000
- Immediate repairs (roof, furnace service): $18,000
- Landscaping (maintenance): $2,000
- Total first year: $125,000
Monthly costs:
- Mortgage (6.3% rate): $5,550
- HOA: $0
- Utilities: $280 (less efficient)
- Maintenance: $400 (ongoing repairs)
- Total monthly: $6,230
10-Year Total Cost
New Construction:
- Purchase + upgrades: $925,000
- HOA fees: $325/month × 120 months = $39,000
- Utilities: $200/month × 120 months = $24,000
- Maintenance: $5,000 (minimal, under warranty)
- Total additional costs: $68,000
Resale:
- Purchase: $900,000
- Immediate repairs: $18,000
- Major replacements (HVAC, water heater, appliances): $25,000
- Kitchen remodel (year 3): $50,000
- Ongoing maintenance: $5,000/year × 10 = $50,000
- Utilities: $280/month × 120 months = $33,600
- Total additional costs: $176,600
The Verdict:
New construction has higher purchase price but lower ongoing costs. Resale has lower purchase price but higher ongoing costs. Over 10 years, total costs are similar when you factor in everything.
But remember: the resale gives you 400 more square feet and a location that's worth a premium. If you tried to buy 2,200 sqft of new construction in a comparable location (if it even existed), you'd pay $1,100,000+.
Pick based on what you value, not which is "cheaper."
Timeline: When Can You Move In?
This is where the difference is dramatic.
New Construction Timeline: 12-18 Months
Month 1-2: Shopping and contract
- Visit model homes
- Choose lot and floor plan
- Select upgrades
- Sign builder contract
- Pay deposit ($10,000-$50,000)
Month 3-6: Design and permits
- Finalize selections at design center
- Builder obtains permits
- Site preparation
- Foundation poured
Month 7-14: Construction
- Framing
- Rough-in (electrical, plumbing, HVAC)
- Drywall and insulation
- Exterior completion
Month 15-17: Finishing
- Flooring, cabinets, countertops
- Fixtures and paint
- Final inspections
Month 18: Closing
- Final walkthrough
- Closing and move-in
Reality check: Add 2-4 months for delays. Weather, material shortages, labor issues, permit delays—something always comes up.
Resale Timeline: 30-60 Days
Day 1: Offer accepted Day 7-10: Inspection Day 14-21: Appraisal Day 21-30: Loan approval Day 30-45: Closing and move-in
That's it. Six weeks from offer to keys. If you need to move soon, resale is your only option.
How to Decide
Here's the real question: what matters most to you?
Choose New Construction If:
Your priorities:
- Want everything modern and new
- Value warranties and low maintenance
- Enjoy customization process
- Don't mind longer commute
- Have 12-18 months to wait
- Want energy efficiency
- Prefer HOA amenities (pool, gym)
Your financial situation:
- Can afford higher price per sqft
- Have budget for upgrades
- Comfortable with HOA fees
- Don't need immediate move-in
Your lifestyle:
- Work remotely or Eastside job
- Don't need walkable neighborhood
- Prefer new, modern aesthetic
- Want turnkey, no projects
Choose Resale If:
Your priorities:
- Want established neighborhood
- Value location over newness
- Like character and charm
- Need to move in soon
- Want larger lot
- Prefer no HOA
- Enjoy renovation projects (or can afford them)
Your financial situation:
- Want more space for money
- Have budget for repairs/updates
- Comfortable with maintenance costs
- Can handle unexpected repairs
Your lifestyle:
- Commute to Seattle core
- Want walkable neighborhood
- Appreciate older architecture
- Don't mind ongoing maintenance
- Enjoy DIY or have contractor relationships
Real Seattle Examples (2025)
Example 1: New Construction Townhome
Location: Bothell Price: $875,000 base + $75,000 upgrades = $950,000 Size: 1,750 sqft, 3 bed/2.5 bath Lot: 2,200 sqft Built: 2025 HOA: $325/month Commute to downtown Seattle: 35-60 minutes
What you get:
- Everything new with 10-year warranty
- Modern open floor plan
- Energy efficient (low utilities)
- Low maintenance for first decade
- Small lot, close neighbors
- No mature landscaping
- Generic neighborhood
Best for: Tech worker with Eastside job, wants low maintenance, doesn't mind suburbs.
Example 2: Resale Craftsman
Location: Ballard Price: $900,000 Size: 2,100 sqft, 3 bed/2 bath Lot: 5,000 sqft Built: 1925 HOA: None Commute to downtown Seattle: 15-25 minutes
What you get:
- Great walkable location
- Character and charm
- Large lot with mature trees
- No HOA
- Established neighborhood
- Needs kitchen update ($50K)
- Old windows, higher utilities
- Ongoing maintenance
Best for: Someone who values location and character, comfortable with projects, wants walkable neighborhood.
Summary: Key Takeaways
- New construction: Higher price/sqft, warranties, modern features, longer timeline, limited locations, HOA fees, but materials may prioritize cost over longevity
- Resale: Better locations, more space for money, immediate move-in, maintenance needs, no warranties, often no HOA
- Resale age matters: Pre-1950s needs thorough inspection; 1950s-1970s watch for insulation, wiring, asbestos; 1980s check for polybutylene pipes; 1990s+ generally solid
- Material quality: Older homes may have superior materials (solid wood, copper pipes) if well-maintained; newer homes use engineered materials optimized for code compliance
- Total cost: Similar over 10 years when factoring maintenance, utilities, HOA, repairs
- Timeline: New = 12-18 months, Resale = 30-60 days
- Location trade-off: New = suburbs, Resale = established neighborhoods
- Right choice depends on: Priorities, timeline, budget, lifestyle, tolerance for maintenance and age-specific issues
Neither option is objectively better. They're just different trade-offs. Figure out what matters most to you, run the numbers, and make the choice that fits your lifestyle and budget.
Next Steps
- Clarify your priorities: Location vs newness? Space vs modern? Timeline?
- Calculate true costs: Include maintenance, utilities, HOA, repairs over 5-10 years
- Visit both types: Tour new construction and resale homes to see the difference
- Research builders: If considering new, check builder reputation and reviews
- Get pre-approved: Understand financing for both options
- Consider timeline: Can you wait 12-18 months or do you need to move soon?
- Evaluate trade-offs: What matters most to you?
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This article provides general information about new construction vs resale homes and should not be considered professional advice. Market conditions and costs vary. Consult with real estate professionals for guidance specific to your situation.