Choosing between a brand-new home and a quiet, tree-lined street in Lehi can feel like two good options pulling you in different directions. You want the right mix of timing, budget, yard space, and long-term costs, without second-guessing your decision a year from now. In this guide, you’ll learn how new construction and established streets in Lehi truly compare, what impacts your monthly costs, and the local details that matter most. Let’s dive in.
Why this choice matters in Lehi
Lehi is growing quickly, so both new builds and resales move with real momentum. The U.S. Census estimates about 93,446 residents as of July 2024, reflecting steady growth that supports new subdivisions and demand for resales alike. You can confirm the latest population details in the Census QuickFacts for Lehi.
Job growth in the Silicon Slopes corridor fuels housing demand too. Texas Instruments recently broke ground on a major wafer fabrication plant in Lehi, a sign of strong local investment that typically brings more buyers into the market. You can read the announcement from Texas Instruments’ newsroom for context.
With that growth, product variety is wide. You’ll find townhomes and single-family builds with shared amenities, as well as higher-end bench neighborhoods with larger lots and valley views. Your choice between new construction and an established street will shape your timeline, customization options, HOA costs, and long-term upkeep.
New construction vs. established streets: what changes
Timelines you can plan around
A clear timeline is one of the biggest decision points. Here’s the quick snapshot buyers in Lehi typically see.
| Option | Typical timeframe | What to know |
|---|---|---|
| Resale purchase | 30–60 days after offer acceptance | Faster occupancy than build-to-order; timing can be negotiated with the seller. |
| Spec or quick move-in new home | A few weeks to a few months | Home is already built or close to completion; limited ability to change finishes. |
| Build-to-order new home | About 6–12 months | Weather, permitting, inspections, and supply chains can affect schedules. See typical build timelines noted by Dunn & Stone Builders. |
Tip: If you want new and need to move quickly, target spec homes. If you want specific finishes or a premium lot, plan for a longer runway.
Customization and finishes
- New construction: You can often pick floor plans, structural options, and interior finishes at a design center if you buy early in the process. Upgrades can be marked up, but they save you the hassle of retrofitting later.
- Established streets: You get limited upfront customization, but you can renovate over time. Older neighborhoods may offer mature trees and larger or more unique lots that are hard to replicate in many production communities.
If you’re eyeing a new build, make sure you know what’s included in the base price versus what counts as an upgrade. Ask for a written, itemized allowances sheet.
Price, incentives, and negotiation
Builders often hold firm on base price but can be flexible on upgrades, lot premiums, closing cost credits, or interest-rate buydowns. Resale sellers tend to be more open to negotiating on price, repairs, and timing.
If you’re considering a new build, having your own buyer’s agent matters. A knowledgeable agent can help you find where a builder has room to negotiate and protect your interests in the contract. See why buyer representation is useful for new construction in this overview from MortgageResearch.com.
Industry practice around buyer-agent compensation has been changing. Before you visit model homes, confirm in writing whether a builder or seller offers buyer-agent compensation and whether you will need to sign a buyer representation agreement. Axios explains the recent shifts.
Lots and layouts you’ll find in Lehi
- Bench and plateau neighborhoods, including areas near Traverse Mountain, can feature a range of lot sizes, including premium sites with broader building envelopes and valley or mountain views in higher price points.
- Many production communities offer smaller single-family and townhome lots with shared amenities. These can keep overall maintenance lighter while adding convenience features.
- Established streets often come with mature landscaping, shade trees, and larger or irregular lots that add long-term appeal.
If a particular lot or micro-location is important, expect to pay a premium or act quickly when the right site comes up.
Energy code and warranties: long-term cost check
New homes in Utah must meet the state’s adopted residential energy code. Utah has adopted the 2021 IECC for residential construction, which generally means better insulation, duct sealing, and higher efficiency systems than many older homes. You can see Utah’s code status on EnergyCodes.gov.
Most builders provide a staged warranty, often one year for workmanship, two years for systems, and structural coverage that can extend to ten years through third-party programs. It’s smart to get the full warranty packet in writing and understand the limits or exclusions. Learn more about common coverage structures at 2-10 Home Buyers Warranty.
Maintenance, move-in, and “unknowns”
Resale homes let you move in quickly, often with finished yards and fencing. But older systems and components like roofs, HVAC, or sewer laterals may be approaching replacement windows. New construction gives you a clean maintenance slate and warranty support, though you may be waiting on landscaping to mature and privacy to develop.
Lehi-specific budget and lifestyle factors
HOAs and amenities
HOA dues in Lehi vary widely. Amenity-rich master plans with pools, gyms, and community centers tend to carry higher monthly fees, while smaller communities or single-family streets may have modest dues or no HOA at all. If you’re considering a neighborhood with shared amenities, ask for the CC&Rs, current budget, reserve study, and any special assessment history. For example, Traverse Mountain’s HOA is a commonly referenced amenity hub in Lehi. You can find a general overview of that association through this HOA resource page.
Schools and future planning
Most of Lehi is served by Alpine School District. School assignments and boundaries change over time, so verify them for each address if distance or path-of-travel matters to you. As a reference point, here is Belmont Elementary’s location. Use neutral comparisons like commute routes, bell schedules, or program availability rather than quality claims when weighing options.
Secondary (pressurized) water and landscaping costs
Lehi’s pressurized irrigation system helps residents water landscaping without using culinary water. The city and region have been rolling out secondary-water metering and may use tiered rates to support conservation. This can affect your long-term yard costs, especially on larger lots. See regional reporting on metering and conservation from Cedar Valley Sentinel.
Transit connections and station-area growth
Access to the FrontRunner commuter rail at the Lehi station near Thanksgiving Point shapes land use around the station and can favor denser townhome or mixed-use products. Learn more about the station on Wikipedia’s Lehi station page.
Local planning and what’s coming next
Lehi’s Planning Commission and City Council review code updates and tools like an attainable-housing overlay that could support smaller lots or units in targeted areas. Policy shifts like these can influence what product types appear on new streets. For context, see this coverage of an attainable-housing overlay discussion.
Financing and contracts for new construction
New builds can involve different loan structures than a resale. Many buyers use a construction-to-permanent loan, which closes once and converts to a standard mortgage when the home is complete. These loans have special disclosure rules under TILA-RESPA. Review the basics with your lender and see federal guidance from the Consumer Financial Protection Bureau.
Before you sign a builder contract, confirm your rate-lock window, change-order rules, what happens if timelines slip, and whether there are penalties or extensions in the agreement. Independent inspections are still smart on new construction. Many buyers schedule pre-drywall and pre-close inspections in addition to municipal inspections.
What to ask builders in Lehi
Bring these questions to your model-home or sales-center visits and ask for the answers in writing:
- Which warranty program covers this home, and can I see the full policy? Ask about one-year workmanship, two-year systems, and structural terms up to ten years. See common coverage structures at 2-10 Home Buyers Warranty.
- What is included in the base price versus upgrades? Request a written, itemized allowances sheet with model and finish names.
- Who pays buyer-agent compensation, and do I need a buyer representation agreement? Confirm it before touring. Recent shifts are summarized by Axios.
- What is the full build timeline, and which milestones are contractually enforceable? Are there remedies if dates are missed? Typical build windows are about 6–12 months as noted by Dunn & Stone Builders.
- Are secondary-water meters installed here, and how will billing work for irrigation? See regional metering context from Cedar Valley Sentinel.
Documents to request before you sign
- Full builder warranty packet and any third-party structural warranty certificate
- HOA CC&Rs, current budget, reserve study, and any recent special assessment notices
- Community map showing lot locations, grading, utility easements, and any view corridors
- A list of recently sold comparable homes in the community or nearby resale comps
- Written list of included features and a current upgrade price sheet
Which path fits you?
Choose new construction if you want:
- A modern floor plan, energy-efficient systems, and lower near-term maintenance
- Design control at the outset and warranty coverage for early issues
- Access to new amenities and community centers
Choose an established street if you want:
- Faster occupancy and a finished yard with mature landscaping
- Potentially larger or unique lots and a settled neighborhood feel
- Room to add value through targeted renovations over time
Both paths can be excellent in Lehi. Your timeline, budget, lot preferences, and appetite for projects will point to the best fit. If you are torn between a spec home today and a premium lot that delivers in six months, it may come down to rate-lock certainty, rent-versus-carry costs, and how strongly you feel about location and layout.
Get personal guidance in Lehi
You do not have to navigate this alone. With two decades of local experience and a concierge, step-by-step approach, Tricia Vanderkooi will help you weigh new construction against established streets, compare HOAs and lots, and negotiate the right terms for your move. Reach out for a calm, clear plan tailored to your goals.
FAQs
How long does a new build usually take in Lehi?
- Many build-to-order homes complete in about 6–12 months, but weather, inspections, and supply chains can extend timelines. Ask for milestones and remedies in the contract.
Are Lehi HOAs expensive compared to other Utah cities?
- HOA dues vary widely by product type and amenities. Amenity-rich master plans often land higher per month than smaller or no-HOA streets. Review CC&Rs, budgets, and reserves before you commit.
What is secondary (pressurized) water, and why does it matter?
- Lehi provides pressurized irrigation water for landscaping. With metering rolling out regionally, your outdoor water costs can change, which is important if you want a larger lawn or extensive planting.
Do I need a buyer’s agent for new construction?
- It helps. A buyer’s agent can clarify contract terms, negotiate incentives, and protect you at walkthroughs and inspections. Confirm compensation and representation early with any builder.
Are new homes in Lehi more energy efficient than older ones?
- Generally yes. Utah has adopted the 2021 IECC for residential code, so most new builds include better insulation and tighter ductwork than many older properties, which can lower utility costs.
Should I still get inspections on a brand-new home?
- Yes. Municipal inspections do not replace a private, independent inspection. Many buyers schedule pre-drywall and pre-close inspections to catch punch-list items early.
