By Michela Worthington, ABR, SRS, REALM Certified | The OwnRVA Group, brokered by Real Broker, LLC
If you've been touring resale homes around Richmond and walking away frustrated — dated kitchens, deferred maintenance, bidding wars on tired floor plans — new construction starts to look pretty appealing. A brand-new home, your finishes, a builder warranty, and no one else's wear and tear. I get why so many of my buyers ask about it.
But new construction is a different game than buying resale, and the rules aren't always written down for you. The friendly person at the model home works for the builder, not for you. Below I'll walk you through where new-build activity is concentrated across Greater Richmond, who's actually building here in 2026, how the process works, and the honest tradeoffs you should weigh before you sign anything.
Where New Construction Is Happening Around Richmond
New-build activity in the Richmond region clusters in a handful of growth corridors, mostly in the counties rather than the city core.
Henrico County (Far West End — Short Pump & Glen Allen). The Far West End remains one of the most in-demand corridors for new product, with townhome and single-family communities filling in around Short Pump and Glen Allen. Henrico's East End is also seeing newer communities like Oakley's Crossing near White Oak Village, with easier access to downtown and the airport. If you want to understand the Short Pump submarket specifically, I wrote a deeper guide on Short Pump real estate.
Chesterfield County (Midlothian, Moseley & Chester). Chesterfield carries a large share of the region's new-home inventory. Magnolia Green in Moseley is one of the largest master-planned communities in the area, with both single-family and townhome product across multiple builders. Hallsley, in northwestern Chesterfield, leans toward custom and semi-custom homes. Chester, to the south, offers more attainable new product, including low-maintenance townhomes starting in the mid $300s.
Hanover County (Ashland & the Atlee corridor). Hanover is the steady performer of the group — a more established market where the median sale price sits roughly in the $375,000–$426,000 range as of 2026, with homes moving quickly. New communities are filling in around Ashland and the Atlee corridor, including 55+ low-maintenance single-family options.
Goochland & the West Creek corridor. Goochland is the region's premium custom-home market, with median sale prices roughly in the $555,000–$638,000 range as of 2026 and a notably low effective property tax rate. The West Creek corridor along Route 288 continues to draw higher-end new construction.
For a broader look at how these areas compare, see my guide to the best neighborhoods in Richmond, VA.
The Builders Active in Greater Richmond
A mix of national and regional builders is active here. Based on 2026 Richmond-area sales rankings, the most active include Ryan Homes (part of NVR), Main Street Homes (a locally owned Chesterfield-based builder), HHHunt Homes, Stanley Martin Homes, and Eastwood Homes (family-owned since 1977). Schell Brothers is also active, including at Eagle Bend at Magnolia Green. Smaller custom builders work the Goochland and Hallsley markets.
I'm not steering you toward any one of these — each builds at different price points and quality tiers, and the right fit depends on your budget, the community, and the specific floor plan. What I'll tell you is that build quality, customer service, and warranty responsiveness vary meaningfully from builder to builder, and that's worth researching before you commit.
One regional reality worth knowing: the Richmond homebuilding trade group has flagged a shortage of buildable, rezoned lots in 2026. That constraint keeps new-construction inventory tighter than demand in some submarkets, which affects both pricing and how much room you have to negotiate.
How the New Construction Buying Process Works
Here's the most important thing I can tell you, and it's the part builders won't emphasize: the sales representative at the model home works for the builder. They're often friendly, knowledgeable, and genuinely helpful — but their job is to get the best outcome for the builder, not for you.
That's exactly why you should bring your own agent. When you have your own representation, you have someone reviewing the builder's contract (which is written by the builder's attorneys and is far more one-sided than a standard resale contract), advising you on which upgrades hold value, comparing the incentive package against the open market, and advocating for you if construction issues come up.
A critical detail: most builders require that your agent accompany you and register on your very first visit to the community. If you walk in alone first and decide later you want representation, some builders will refuse to recognize your agent. So if you're even thinking about touring a model, loop me in before you go — it costs you nothing and protects your position.
Incentives, Preferred Lenders, and the Real Tradeoffs
Builders use incentives to move inventory, and in 2026 those incentives are meaningful. Across the market they generally take three forms: mortgage rate buydowns (temporary 2-1 buydowns or smaller permanent buydowns), closing cost credits (often in the five-figure range), and design-center or upgrade allowances.
Here's the catch you need to understand: most of the richest incentives are tied to using the builder's preferred lender. Builders frequently offer thousands in closing cost credits only if you finance through their in-house or partnered lender.
That's not automatically a bad deal — sometimes the credit genuinely outweighs a better rate elsewhere. But it's not automatically a good deal either. The only way to know is to get a competing loan estimate from an outside lender and compare the total cost side by side. I always encourage my buyers to shop at least one independent lender so we're comparing real numbers, not just the builder's pitch. You are never obligated to use the preferred lender, even when the model-home rep implies otherwise.
Lot Premiums, Upgrades, and Watching Your Budget
The base price you see advertised is rarely what you'll actually pay. Two line items quietly inflate the final number:
Lot premiums. A larger, wooded, cul-de-sac, or pond-view lot can add several thousand dollars or more over the base lot.
Upgrades and options. The design center is where budgets get away from people. Flooring, cabinetry, countertops, lighting, and structural options add up fast, and the model home you fell in love with is usually loaded with the most expensive selections.
My practical advice: prioritize structural and hard-to-change-later items (room additions, ceiling height, rough-ins) over cosmetic upgrades you can do yourself down the road at a lower cost. I help my buyers sort the "do it now" upgrades from the "do it later" ones so you're spending where it actually matters.
Construction Timelines and What to Expect
If you're buying a to-be-built home rather than a finished "quick move-in," plan on a realistic timeline. Depending on the builder, the floor plan, weather, and lot conditions, construction often runs several months to roughly a year from contract to closing. Quick move-in homes — already built or nearly complete — can close on a much shorter timeline, which matters if you have a lease ending or a home to sell.
Build into your planning that timelines can slip. Weather, inspections, and supply or labor availability all affect the schedule, so I always advise keeping flexibility in your moving plans.
Warranties — and Why You Still Need Your Own Inspection
New homes in Virginia typically come with a builder warranty, often structured on a 1-2-10 model: roughly one year on workmanship, two years on major systems (plumbing, electrical, HVAC distribution), and up to ten years on major structural components. Virginia law also requires, at minimum, a one-year warranty on materials and workmanship and a two-year warranty on the foundation, and many builders carry third-party programs like 2-10 Home Buyers Warranty.
A warranty is real protection — but it is not a substitute for your own independent inspection. New does not mean flawless. I've seen new homes with missed flashing, HVAC issues, grading problems, and unfinished punch-list items. Builders conduct their own quality checks, but those checks serve the builder. Hire your own licensed home inspector — both before closing and, ideally, again near the end of the first warranty year so you can document and submit issues while they're still covered. The inspection fee is small insurance against problems that surface after your warranty windows close.
New Construction vs. Resale — An Honest Comparison
New construction isn't automatically the better choice. Here's how I frame it for buyers:
New construction advantages: modern floor plans and energy efficiency, your finishes, builder and structural warranties, less near-term maintenance, and sometimes attractive financing incentives.
Resale advantages: established neighborhoods with mature trees and known character, often more square footage and larger lots for the money, more central locations, and — importantly — room to negotiate on a single property in ways a builder's fixed pricing usually doesn't allow. Resale also lets you see exactly what you're buying instead of trusting a rendering.
There's no universal winner. The right answer depends on your timeline, budget, how much you value customization versus location, and your tolerance for the construction process. For where the broader market stands right now, see my Richmond VA market report for 2026.
Working With Michela
New construction can be a genuinely great move — but only when you go in represented and informed. The builder has a team of professionals protecting their interests, and you deserve the same on yours, at no cost to you as the buyer. I'll help you compare communities and builders, register you correctly on your first visit, review the builder's contract, stress-test the incentive and preferred-lender math, sort your upgrades, and make sure you get an independent inspection before you close.
If you're weighing new construction anywhere in Greater Richmond, let's talk before you tour your first model home — that timing protects you. Reach out through my contact page and I'll help you build a smart, clear-eyed plan.
— Michela Worthington, ABR, SRS, REALM Certified | The OwnRVA Group, brokered by Real Broker, LLC
Frequently Asked Questions
Do I need my own real estate agent to buy new construction?
You don't legally need one, but you should have one. The sales rep at the model home represents the builder, not you. Your own agent reviews the builder's contract, compares incentives against the market, advises on upgrades, and advocates for you — typically at no cost to you as the buyer. Just make sure your agent registers with you on your first visit, since many builders require that.
Should I use the builder's preferred lender?
Maybe. Builders often tie their biggest closing-cost credits and rate buydowns to using their preferred lender, which can make it worthwhile. But you're not obligated to use them. Always get a competing loan estimate from an independent lender and compare the total cost — credits and rate together — before deciding.
How much do upgrades and lot premiums add to the base price?
More than most buyers expect. Lot premiums for larger or more desirable lots can add several thousand dollars, and design-center upgrades — flooring, cabinets, countertops, structural options — can add many thousands more. The advertised base price is rarely the final number, so budget for both.
How long does it take to build a new home in the Richmond area?
A to-be-built home commonly takes several months up to roughly a year from contract to closing, depending on the builder, floor plan, weather, and lot conditions. Quick move-in homes that are already built or nearly finished can close much faster, which helps if you have a firm move date.
Do new homes come with a warranty in Virginia?
Yes. New homes typically carry a builder warranty, often on a 1-2-10 structure — about one year on workmanship, two years on major systems, and up to ten years on structural components. Virginia law also requires minimum coverage on workmanship and the foundation. Coverage details vary by builder, so read the warranty carefully.
If a home is brand new, do I still need an inspection?
Yes. New doesn't mean perfect — missed details and construction defects happen. Hire your own independent licensed inspector before closing, and consider a second inspection near the end of your first warranty year so any issues can be documented and submitted while they're still covered.
Where is most new construction being built around Richmond?
The most active corridors are Henrico's Far West End (Short Pump and Glen Allen), Chesterfield (Midlothian, Moseley, and Chester, including communities like Magnolia Green and Hallsley), Hanover (Ashland and the Atlee corridor), and the higher-end Goochland and West Creek corridor along Route 288.