Buying New Construction in Yorkville, Oswego, and Montgomery

New construction in Chicago’s Western Suburbs comes in two forms: spec homes the builder has already started or finished, and to-be-built homes where you pick the lot, plan, and finishes. Spec homes close sooner. To-be-built homes give you more choices and a longer timeline.

Either way, you sign the builder’s purchase agreement, not the Multi-Board 8.0 contract used on most resales, so the deadlines, deposits, and disclosures are whatever the builder wrote. Builders also offer incentives, such as a rate buydown or closing cost help, and it pays to compare those against a lower price.

The costs that surprise new-construction buyers are usually taxes. Some subdivisions carry a Special Service Area (SSA) tax, and a new home’s regular tax bill usually rises once the county assesses the finished house. A builder warranty covers some defects for set periods, but not everything buyers assume.

The builder’s sales team works for the builder. Bringing your own agent to the first visit gives you someone reviewing the contract, the incentives, and the tax picture on your side. The guides below cover each step for Yorkville, Oswego, Montgomery, and the surrounding Kendall and Kane County communities.

Deciding What to Buy

New Construction vs Resale in Yorkville: the SSA bill, the reassessment lag, and the real cost gap between the two.
Move-In Ready Homes in Yorkville: what to check on a spec home, from occupancy permits to builder-run HOAs.
Townhome vs Single-Family: HOA dues, insurance, and loan reviews compared.
Future Development in Yorkville: how to check what is planned near a lot before you buy.

Incentives and Warranty

Builder Buydown vs Price Cut: how to compare a temporary rate buydown against a permanent price reduction.
Builder Warranty in Illinois: what a typical builder warranty covers, and what it leaves out.

Taxes on a New Home

SSA Taxes on New Construction: Special Service Area taxes in Yorkville and Montgomery subdivisions and how to check for them.
New Construction Property Taxes: why the first bill is low and what happens in year two or three.

Common Questions About Buying New Construction

Do I need my own agent when buying from a builder?

The builder’s sales team represents the builder. Your own agent reviews the builder’s contract, incentives, and tax picture on your behalf, and many builders require your agent to be registered at your first visit.

Is a builder buydown better than a price cut?

It depends on how long you plan to keep the loan. A buydown lowers the payment for a few years, while a price cut lowers it for the life of the loan. See builder buydown vs price cut for how to compare them.

What does a builder warranty cover in Illinois?

Illinois does not require a builder warranty, so coverage depends on the builder’s own document. Many follow a structure with short coverage for workmanship and systems and longer coverage for major structural defects. Our builder warranty guide covers the gaps.

Why are taxes higher after the first year on a new home?

The first bill is often based on the land or a partly built home. Once the county assesses the finished house, the bill rises. See new construction property taxes.

Planning to visit a model home in Yorkville, Oswego, or Montgomery? Bring Kealan O’Neil to the first visit so you have someone reviewing the builder’s contract on your side. Call or text Kealan at 630-425-8815.