To buy new construction in Montgomery County, confirm which jurisdiction governs the lot, review the builder’s contract line by line, schedule independent inspections at set stages, and get every punch-list item in writing before closing. Permits and inspections run through the city or county with authority over the lot. Your contract controls the rest.
How do you buy new construction in Montgomery County?
To buy new construction in Montgomery County, confirm which jurisdiction governs the lot, review the builder’s contract line by line, schedule independent inspections at set stages, and get every punch-list item in writing before you close. Permits and inspections run through the city or county with authority over the lot. Your contract controls almost everything else.
Key Takeaways
- The City of Montgomery’s permit review takes at least 10 business days, and the real timeline varies with the project’s type and complexity.
- A Lake Conroe-area lot can sit inside a city or in unincorporated Montgomery County, and permit, inspection, and floodplain procedures can differ between them.
- A builder warranty is not the same as a home warranty (residential service contract), and the Texas Department of Insurance, not TDLR’s residential service contract program, regulates builder warranties.
- The most recent Greater Houston report I found, from September 2026, put the single-family median sale price at $330,000, but that is a regional figure and not a Lake Conroe number.
- Your builder contract, not a sales brochure, defines specifications, allowances, delay terms, and the warranty process.
Who controls permits and inspections for new construction in Montgomery County?
It depends on where the lot sits. A Lake Conroe-area property may be inside a municipality such as Montgomery or Conroe, or in unincorporated Montgomery County, and each can run permits, inspections, floodplain review, and development procedures differently.
I walk my clients through this first, before they fall in love with a floor plan. The answer shapes your timeline and your questions for the builder.
How do you find out which jurisdiction applies?
Ask the builder in writing which jurisdiction issues the permits for your lot. Then confirm it with that permitting office yourself. Don’t assume a Lake Conroe address means one set of rules.
How do you know the builder has pulled permits?
Ask for the permit number. In the City of Montgomery, a permit is required before construction begins, and the city states that work may not start until required permits are issued. That covers new construction, alteration, repair, and the electrical, gas, mechanical, plumbing, and irrigation work inside it.
The builder or an authorized agent submits the application with plans, supporting documents, and contractor registration. The city accepts submissions by email, mail, or in person. Review takes at least 10 business days, and complex projects can take longer.
That matters to you as a buyer. If a builder promises a start date or a move-in date that ignores permit review, ask how they built that schedule.
How do inspections affect your schedule?
Inspections can move your completion date. In the City of Montgomery, a request for the next business day generally has to be submitted by noon on the preceding business day, and weekends and city holidays don’t count. Each request must include the property address, permit number, requested date, and preferred time, per the city’s permits and inspections FAQ.
One missed deadline or one failed inspection can push a stage back. Those delays add up. Other jurisdictions have their own procedures, so confirm the rules for your lot with the office that issues your permit. The City of Montgomery’s Building and Permitting page is a good example of what to look for.
What about floodplain, elevation, septic, and drainage?
Ask about them for every lot. Requirements vary by property and by jurisdiction, so I never assume one lot’s answer applies to the next. Ask the builder what applies to your lot, then verify it with the issuing office and your title company.
What should you review before signing a builder’s contract?
Review all of it. The contract defines your home, so anything the sales team says out loud needs to appear in writing. Builders differ, and one builder’s process doesn’t carry over to another.
When you buy new construction in Montgomery County, confirm that the contract spells out:
- **Construction specifications** and approved plans
- **Allowances** for flooring, fixtures, and appliances, and what happens when you exceed them
- **Upgrade pricing** and how selections are documented
- **Completion and delay provisions**, including what you can do if the date slips
- **Change-order procedure** and who approves it
- **Closing conditions**
- **Warranty process** and how to submit a claim
Remember that the builder’s sales representative works for the builder. You may want your own representation on your side of the table. I’d rather help you sort out the paperwork before you sign than after.
How do you keep upgrades under control?
Look at the surrounding homes before you load the contract with upgrades. Features that push your home well past what’s around it rarely come back to you at resale. Spend where it improves daily living and fits the street.
For a broader look at the tradeoffs, read my post on new construction at Lake Conroe pros and cons.
Should you use the builder’s preferred lender?
Compare before you decide. Get a written loan estimate from the builder’s lender and from at least one other lender. Ask the builder in writing whether any incentive depends on using their lender, then weigh that against the rest of the offer. Verify the terms with each lender.
What does the market data tell you?
The most recent Greater Houston report I found, from September 2026, shows a single-family median sale price of $330,000, according to The Conroe Courier. That figure covers the broader region, not Lake Conroe or Montgomery County. Your price depends on the lot, the builder, the floor plan, and your selections. I run those numbers with you before you sign.
How do you inspect new construction before closing and after move-in?
Use independent inspections at meaningful construction stages, then document everything before you close. The official sources I reviewed explain public permit and inspection procedures. They don’t set a buyer’s private inspection schedule, so this is the practical process I suggest.
| Stage | What to do | What to get in writing |
|---|---|---|
| Before drywall | Arrange an independent inspection while framing and systems are still visible | The inspector’s report and the builder’s response to each item |
| Before closing | Complete a final inspection and walkthrough against the contract specifications | A punch-list with each item, the responsible party, and an expected completion date |
| After move-in | Schedule a warranty inspection before the builder’s punch-list or warranty deadlines | A dated claim submission under the warranty process |
What should you document at the final walkthrough?
Compare the finished home with the contract specifications and your approved selections. Then:
- **Photograph** unfinished or defective work.
- **Get the punch-list in writing**, with the responsible party and expected completion date for each item.
- **Keep your records**: permits, inspection records, manuals, warranties, and appliance information.
If it isn’t written down, you’ll struggle to prove it later.
How is a builder warranty different from a home warranty?
They are separate products. The Texas Department of Licensing and Regulation says builder warranties generally cover permanent components of a new home, such as flooring, plumbing, or electrical work. Residential service contracts are regulated separately. TDLR also states the Texas Department of Insurance regulates builder warranties, not TDLR’s residential service contract program.
Ask for the actual warranty document before you sign. Look for notice deadlines, exclusions, dispute procedures, and whether coverage transfers to a later owner.
You can read what my clients say about working with me on Google, Zillow, and Realtor.com.
FAQ
Do I need my own home inspector for a newly built house in Montgomery County?
Yes, I recommend one. Permit inspections are part of the builder’s process with the jurisdiction, while a private inspector works for you. I suggest an inspection before drywall, a final inspection before closing, and a warranty inspection before the builder’s deadlines.
What happens if my new-construction home is delayed?
Your contract’s completion and delay provisions control what you can do. Permit review alone takes at least 10 business days in the City of Montgomery, and failed or rescheduled inspections can add more. When a date slips, get the revised date in writing and check whether it affects your closing, your lender’s terms, or your move.
What does a builder warranty cover in Texas?
It generally covers permanent components of the home, such as flooring, plumbing, or electrical work, according to TDLR. Coverage details come from the actual warranty document, so read it for deadlines, exclusions, and dispute procedures. A builder warranty is also different from a residential service contract.
Should I use the builder’s preferred lender or find my own?
Compare both. Get a written loan estimate from the builder’s lender and another lender, and ask whether any builder incentive depends on using theirs. Verify the terms with each lender before you decide.
Are homes near Lake Conroe affected by floodplain, elevation, septic, or drainage requirements?
It depends on the specific lot and the jurisdiction that governs it. A lot may sit in a city or in unincorporated Montgomery County, and procedures can differ. Ask the builder what applies to your lot, then verify it with the issuing office and your title company.
Ready to run the numbers on your build?
Buying new construction in Montgomery County rewards the buyer who asks early about permits, reads the contract closely, and documents everything before closing. I walk you through each step, from builder selection to the warranty inspection, so you aren’t learning the process after you’ve signed.
Call me at 281-900-9663 or search homes here.
Equal Housing Opportunity. Living Vogue Real Estate supports the Fair Housing Act and equal housing opportunity for all. Lisa Marie Sanders, TX Broker, regulated by the Texas Real Estate Commission (TREC). This article is general information, not legal, tax, or financial advice. Confirm your own numbers and terms with your title company, tax advisor, or lender.