Torn between building new or buying a resale home in Livingston County? You are not alone. The decision affects your budget, your timeline, and even how you plan your daily life. In this guide, you will learn how costs, financing, inspections, utilities, and neighborhood factors compare locally so you can move forward with confidence. Let’s dive in.

New vs resale at a glance

• New construction: You get modern systems, the chance to personalize finishes, and a builder warranty. You will likely have a longer timeline, evolving landscaping, and more line items to price out.
• Resale: You can move sooner, enjoy mature neighborhoods, and sometimes negotiate more. You may inherit older systems and have fewer options to customize.
• Bottom line: Location, lot, and your timing often matter more than whether a home is new or resale. Decide based on your priorities and risk comfort.

Total cost of ownership

Buying new involves more than the base price. Builders quote a base for a floor plan, then you choose a lot and options. Site work, utility hookups, driveway and landscaping can add to the final number. Ask for an itemized list and a clear “walk‑away” price that includes essential options and site costs.

With resales, you negotiate a sale price and may request seller concessions or repairs. You might need to budget for updates or near‑term replacements. Compare the all‑in costs, not just list price versus base price.

In Livingston County, utilities vary by area. Some subdivisions near I‑96 and US‑23 have municipal water and sewer. Rural parcels often rely on well and septic. Confirm connection or inspection fees with the township and utility providers before you commit.

Timeline and logistics

Resale homes typically close in about 30 to 60 days, depending on your financing. Inspections and any repairs are handled during the contingency period, and you can plan your move with more certainty.

New construction timelines range from a few months for a quick‑move‑in home to 6 to 12 months or more for custom builds. Delays can come from permits, material lead times, weather, and municipal approvals. If your move depends on a sale, consider contingency plans like temporary housing or a rent‑back.

Some builders allow occupancy before final items like landscaping or road acceptance are complete. Clarify final inspection timing, the punch list process, and when your warranty period begins.

Financing and appraisal

New construction financing

Construction and construction‑to‑perm loans are common. Payments are often interest‑only during building, and lenders fund draws as milestones are met. Some builders offer incentives through preferred lenders. Compare total terms, not just the headline rate.

Resale financing

Conventional, FHA, VA, and USDA loans are widely used on existing homes. If a resale needs work, renovation loans such as FHA 203(k) can help you finance updates.

Appraisal considerations

New builds are often appraised using recent new‑home comparables and the cost approach. If the area lacks recent comps, appraisals can be challenging. Always disclose any builder incentives, closing cost credits, or upgraded features to the appraiser so they can account for them properly.

Inspections and warranties

New homes

Builders commonly provide written warranties, often with different time frames for workmanship, systems, and structural coverage. Terms vary, so read the documents and confirm whether the warranty is transferable.

Even with new homes, schedule independent inspections at key phases like foundation, framing or pre‑drywall, and final. Tie your final walkthrough to a clear checklist for completion and warranty items.

Resale homes

Order a general home inspection and add specialty inspections as needed, such as septic, well, roof, or HVAC. Older systems and deferred maintenance are more likely, so factor repair timelines and costs into your offer strategy.

Energy efficiency and operating costs

New construction must meet current building codes. You will often see better insulation, windows, and HVAC efficiency. Some builders offer high‑efficiency systems or third‑party ratings. Ask for any available documentation.

Resale homes may have older equipment and insulation. The purchase price can be lower, but near‑term replacements can add up. Request recent utility bills from sellers and compare them to estimates for a similar new build.

Lot, landscaping, and neighborhood maturity

Resale homes usually offer mature trees, established landscaping, and developed curb appeal. That can save you time and money on early yard work. Sidewalks, parks, and community routines are already in place.

New subdivisions may have smaller plantings at move‑in, and privacy can take time to grow in. Early years can involve settling and drainage adjustments. Review HOA covenants, planned amenities, and expected completion timelines so you know what is coming and when.

Taxes, assessments, and fees

Property taxes vary by township and school district in Livingston County. New construction often starts with a higher taxable value, subject to Michigan’s rules on taxable value.

Confirm any water and sewer tap charges, connection fees, or impact fees for new builds. Ask whether the property is subject to a special assessment. For resales, request current tax details and verify whether any assessments or HOA dues apply.

Location, utilities, and rural realities

Livingston County blends cities, townships, and rural areas. Newer subdivisions cluster near Brighton, Genoa, Hartland, and other communities along I‑96 and US‑23. Many rural parcels rely on septic systems and private wells.

For non‑sewered lots, insist on a completed perc test and county health approval. For wells, request water quality and flow rate results. On edge‑of‑service sites, verify utility capacity and any extension costs in writing.

Soils in parts of Southeast Michigan can be clay‑rich. Ask your inspector or engineer about drainage and foundation considerations before you build or buy.

Local checks and red flags

• Septic and well: Obtain perc approvals and well test results where relevant.
• Roads: Learn if subdivision roads are private or accepted by the township, and who maintains them.
• Zoning and future land use: Check for planned development that could change traffic or noise.
• Drainage: Review flood risk and ask about prior drainage concerns.
• Builder reputation: Seek local references and review warranty responsiveness.
• Title and easements: Look for utility or conservation easements that affect how you use the property.

Which path fits you best?

Choose new construction if you value customization, modern systems, and a warranty, and you can allow for a longer build timeline. Choose a resale if speed, neighborhood maturity, and potential negotiation room matter most. Either way, your decision should reflect your timing, budget, and tolerance for unknowns.

If you want a local partner to compare specific neighborhoods, lots, and builders versus resale listings, we can help you run the numbers and set the right plan. Reach out to Christine Faeth, The Faeth Team to talk through your options.

Buyer checklists

If you are considering new construction

• Confirm utilities, tap fees, and any impact fees with the township and providers.
• Get an itemized builder contract that separates included features from upgrades.
• Review the warranty terms and transferability.
• Ask about HOA rules, fees, and timing for amenities and road acceptance.
• Schedule independent phase inspections and a detailed final walkthrough.
• Get construction loan terms in writing, including draw schedules and rate locks.
• Verify perc and well approvals if applicable.

If you are buying a resale

• Order a general inspection plus septic, well, or other specialty inspections as needed.
• Request utility bills and maintenance records for the past year if available.
• Confirm permits and documentation for past renovations.
• Price out small repairs or updates versus asking for concessions.
• Leverage curb appeal and mature landscaping in your valuation and offer strategy.

FAQs

How long does new construction take in Livingston County?

• Timelines vary from a few months for quick‑move‑in homes to 6 to 12 months or more for custom builds, with potential delays from permits, materials, weather, and municipal approvals.

What hidden costs can push a builder’s base price higher?

• Lot premiums, site work, utility connection or impact fees, landscaping, driveway, and interior upgrades can add significantly. Ask for a full, itemized “walk‑away” price.

Are septic and well systems common in the county?

• Yes, especially on rural parcels. Get perc test approvals for septic and well water quality and flow tests, and budget for maintenance specific to those systems.

Do I still need inspections on a brand‑new home?

• Yes. Independent inspections at foundation, framing or pre‑drywall, and final walkthrough help verify workmanship and catch issues early, even with builder warranties.

What financing options exist for new builds?

• Construction and construction‑to‑perm loans are common. Payments may be interest‑only during construction, with lender draws at milestones. Compare lender incentives carefully.

How do taxes differ between new and resale homes?

• Millages vary by township and school district, and new construction often starts with a higher taxable value. Request preliminary tax estimates for the specific property and confirm any special assessments.