Why This Matters
Master-planned communities are engineered environments. They can offer tremendous value — trails, pools, parks, top schools — but they also come with rules, fees, and a community structure that isn't right for every buyer. Knowing the right questions to ask upfront can save you from an expensive mismatch.
1. What Are the HOA Fees, and What Do They Cover?
HOA fees in master-planned communities vary widely — from $50/month to over $400/month depending on amenities. Understand exactly what's covered (common areas, amenity maintenance, reserve fund, landscaping) and whether any special assessments are anticipated.
2. What Are the Architectural Review Requirements?
Most master-planned communities have an Architectural Review Committee (ARC) that controls modifications to your home's exterior — fence styles, paint colors, landscaping, additions. Review the CC&Rs carefully before committing.
3. What's the Builder's Warranty Program?
New construction typically comes with a 1-year workmanship warranty, 2-year systems warranty, and 10-year structural warranty. Understand what's covered, how claims are handled, and whether the builder is a large national or a regional operator.
4. What Does the Resale Market Look Like?
New construction in an active development means you'll be competing with builder inventory when it comes time to sell. Research how resale homes in the community have performed against builder prices — some communities have strong resale velocity, others struggle when builder inventory is high.
5. What's the Planned Commercial Build-Out Timeline?
Many master-planned communities promise a town center, retail, restaurants, and office space. Ask about the realistic timeline for that development and whether there are contractual commitments or just conceptual plans.
6. What School District Are You In?
Large master-planned communities can span multiple school district boundaries. Verify your specific lot's district assignment — don't rely on general community marketing.
7. What's the Lot Premium and What Are You Getting for It?
Builders charge lot premiums for corner lots, cul-de-sac lots, greenbelt lots, and lots with views. Understand what you're paying for and whether the premium reflects real long-term value versus marketing positioning.
Have more questions about a specific development? Our team specializes in the Hill Country market and can walk you through what to look for in any community you're considering.