Silicon Prairie at Lake Texoma

New construction has become one of the most popular options for buyers moving to the Lake Texoma region. With growth on both the Texas and Oklahoma sides and a steady demand from relocation families, retirees, and first-time buyers, new homes offer a fresh start and fewer maintenance concerns. As a dual-licensed Realtor and Texas CPA who has guided many buyers through the new-construction process in Sherman, Denison, Pottsboro, Kingston, Mead, and surrounding communities, here is a clear overview of the pros and cons of buying a new home near Lake Texoma.

The biggest advantage of new construction is peace of mind. New homes come with builder warranties, including one year for workmanship, two years for systems, and up to ten years for structural components. This significantly reduces early maintenance concerns. Buyers also benefit from energy-efficient designs, modern layouts, new appliances, and up-to-date building standards. Many builders offer incentives such as closing cost credits or interest rate buydowns, which can save buyers thousands of dollars.

New homes also provide predictable ownership. Since everything is new, the risk of early repairs is lower. The open-concept layouts, large windows, updated kitchens, and spacious storage areas appeal to modern buyers. New communities often come with amenities like parks, walking trails, and planned green spaces, which attract families and active adults.

However, new construction also comes with limitations, especially near Lake Texoma. The lake’s topography, elevation, and large sections of land owned by the U.S. Army Corps of Engineers reduce the amount of land available for development. As a result, new construction near marinas in Pottsboro is limited. Most new neighborhoods are in Sherman, Denison, Durant, Calera, Mead, and Silo, where builders have more space. This means that buyers wanting daily access to Highport Marina, Little Mineral, Island View, or Catfish Bay may need to consider existing homes rather than new ones.

Another consideration is lot size. Some new communities on the Texas side have smaller lots and closer spacing. Buyers seeking larger yards or acreage often look to Oklahoma or older established neighborhoods. Buyers should also be aware that many builders do not include blinds, gutters, backyard landscaping, refrigerators, or fencing in their base prices. These items become part of the buyer’s budget after closing.

Construction noise and ongoing development are also factors. If you buy in the early stages of a new neighborhood, expect months or even years of construction activity around you. While this can be inconvenient, early-phase buyers often benefit from lower pricing and more appreciation as the community grows.

Using your own Realtor when buying new construction is essential. The builder’s sales representative works for the builder, not the buyer. A buyer’s agent helps review contracts, negotiate incentives, compare builders, schedule inspections, and ensure deadlines are met. I have attended countless new-construction walkthroughs and know the common issues that arise around framing, insulation, grading, HVAC, windows, roofing, and drainage. Even in new homes, inspections matter and often uncover items that need correction before closing.

Inspections around the lake come with their own considerations. Soil conditions vary, and homes may require careful drainage planning. Wind exposure near open water may affect roofs and exterior features. Many homes outside city limits rely on septic systems, which require proper inspection and maintenance knowledge. These are all items I discuss with buyers early in the process to set expectations.

Choosing between the Texas and Oklahoma sides depends on budget, commute, schools, and lifestyle priorities. The Texas side, especially Sherman and Denison, offers more new construction and strong long-term resale value. The Oklahoma side offers affordability, larger lot options, and a quieter living environment. Buyers focused on lake recreation often explore both sides before making a choice.

New construction pricing varies by location. In Sherman, most new homes range from around $300,000 to over $600,000. In Denison, many new homes fall between $275,000 and $450,000. Pottsboro’s limited new construction tends to be more expensive, often starting around the $400,000s. On the Oklahoma side, towns like Mead, Silo, Calera, and Kingston offer new homes ranging from about $220,000 to $400,000, with some larger or custom builds reaching higher price points.

Choosing between new construction and an existing home depends on your priorities. If you want modern features, low maintenance, warranties, and predictable costs, a new home is an excellent choice. If you want to live minutes from a marina, enjoy established neighborhoods, or prioritize lake views or larger lots, an existing home may be the better fit.

As someone who works daily with both new construction and lake-area resale homes, I help buyers compare options objectively. Understanding builders, warranties, inspections, and neighborhood growth patterns helps you make a confident and informed decision.

If you are considering new construction near Lake Texoma, I would love to help you compare the Texas and Oklahoma sides, review builder options, understand incentives, and find the right community that fits your lifestyle.