Torn between a shiny new build in Twelve Bridges and a well-kept resale across Lincoln? You are not alone. This choice affects your budget, your timeline, and how much maintenance you tackle in the first few years. In this guide, you will learn how to compare total costs, timelines, inspections, warranties, and negotiation power so you can choose with confidence.
Lincoln context: what changes
Twelve Bridges and nearby Lincoln tracts are master planned, with parks, trails, and active HOAs. Many newer phases also carry Community Facilities District special taxes, often called Mello-Roos.
Homes in established areas may have lower or no CFD charges and different HOA structures, and both paths can be right. New homes bring modern systems and efficiency, while resales often offer mature landscaping, established streets, and more negotiation room.
The key is an apples-to-apples comparison before you decide so you can weigh monthly cost, carry, and future maintenance.
Total cost of ownership
Headline price tells only part of the story. In California, base property tax is roughly 1 percent of assessed value plus any local voter-approved taxes. New purchases are reassessed at your purchase price, so two similar homes can have very different tax bills.
Build your monthly estimate by adding the following line items.
- Mortgage principal and interest
- Property tax: about 1 percent of purchase price annually divided by 12
- Mello-Roos or CFD special tax: exact annual amount divided by 12
- HOA dues: monthly fee
- Homeowners insurance: annual premium divided by 12
- Maintenance reserve: 0.5 to 1 percent of value annually divided by 12
- Utilities: based on home size and efficiency
New build cost factors
- Lot premiums and upgrades often raise the base price with finishes, countertops, and premium lots.
- Builder fees and move-in costs can include admin, warranty, or transfer fees at closing.
- Financing incentives from builder-affiliated lenders should be weighed net of rate buydowns or credits compared to outside financing.
- Newer HOAs may have startup fees or early assessments that the developer places on the first owners.
Resale cost factors
- Deferred maintenance such as roof, HVAC, plumbing, and exterior repairs can become near-term expenses.
- Updates, both cosmetic and system-based, can add to your first-year budget.
- Resales may benefit from a lower prior assessed tax base until reassessment at purchase.
Timeline and process
Typical timelines
Resale homes usually close 30 to 45 days after offer acceptance and contingencies, depending on lender and title readiness.
New build spec homes, if complete, still require about 30 to 60 days because of builder close requirements and HOA move-in rules.
To-be-built homes can take roughly 3 to 12 months for production builds, with custom or semi-custom options stretching 6 to 18 months or more.
Common new build delays
Permit reviews, material supply issues, labor shortages, weather, inspection corrections, and buyer change orders can extend timelines. Confirm how delays are handled in the contract and what happens if completion dates shift.
Inspections and appraisals
Resale
You typically conduct a full home inspection, termite inspection, and any specialty inspections during your contingency period, and repairs are often negotiated with the seller.
New build
Builders schedule walk-throughs, such as pre-drywall and pre-final. Some contracts limit independent inspections during construction, so confirm your rights in writing. Appraisals can be tricky if comparable sales are limited or upgrades push the price beyond nearby comps.
Warranties
New homes commonly include tiered warranties—one year for workmanship, two years for systems, and ten years for major structural items. Get the full warranty document and claims process. Resales may come with a one-year home warranty credit, but coverage limits and exclusions vary.
Representation and contracts
Who represents whom
On-site builder sales agents represent the builder and can share inventory and policy details but do not advocate for you. An independent buyer’s agent represents your interests, evaluates incentives and disclosures, and manages due diligence.
Compensation and incentives
Builders often budget for buyer agent commissions. Incentives may be tied to using a builder-preferred lender or title company. Confirm all terms in writing and compare total cost, not just the credit headline.
Negotiation differences
Resale contracts are negotiated by price, repairs, credits, contingencies, and closing dates using standard California forms. Builder contracts are drafted by the developer and typically limit price flexibility, focusing negotiations on upgrade credits, rate buydowns, closing cost contributions, and timing.
- Change order policy and pricing
- Completion timeline and extension clauses
- Final walk-through and punch list timing
- Warranty scope and claims process
- Arbitration or dispute provisions
- Financing contingency or lack of one
How to compare two homes in Lincoln
Financials
- Confirm base price, lot premium, included features, and all upgrades for the new build.
- Get the exact CFD or Mello-Roos amount for the specific lot and the bond schedule.
- Obtain HOA dues, startup fees, CC&Rs, and the current HOA budget or reserve study.
Condition and risk
- Resale: order full inspections and review seller disclosures and permit history.
- New build: request the warranty document, inspection schedule, and punch list procedure.
Timeline
- Ask for estimated completion, known delays, and remedies if timelines slip.
Title and restrictions
- Review the preliminary title report and CC&Rs and check for easements or special assessments.
Resale value and comps
- Review nearby comparable sales and absorption trends to understand appraisal risk.
Builder performance
- Research on-time completion, warranty responsiveness, and complaint history.
When a new build makes sense
- You value modern codes, energy efficiency, and new systems under warranty.
- You prefer to customize finishes and are comfortable with an extended timeline.
- The net cost with incentives and upgrades fits your budget, including CFD and HOA.
When a resale makes sense
- You want to move in within 30 to 45 days.
- You prefer established streetscapes and are open to light updates or repairs.
- The effective monthly cost is lower because of fewer special taxes or lower dues.
Simple monthly cost worksheet
Use variables so you can plug in real numbers from disclosures. Start with mortgage principal and interest on price = X, then add the items below.
- Property tax ≈ 0.01 × X annually, then divide by 12
- CFD or Mello-Roos = Y annually, divide by 12
- HOA dues = Z per month
- Insurance = I annually, divide by 12
- Maintenance reserve = 0.5 to 1 percent of X annually, divide by 12
- Utilities estimate = U per month
Avoid common pitfalls in Twelve Bridges
- Assuming the base price equals final price—lot premiums and upgrades add up quickly.
- Overlooking CFD amounts, which vary by parcel and can change over time.
- Ignoring incentive fine print; credits may require a specific lender or timeline.
- Skipping independent inspections, since even new homes can have punch list issues.
- Underestimating appraisal risk on heavily upgraded homes with limited comps.
Your next step
If you want a clear, contract-smart comparison before you commit, we can help you gather the right documents and model your true monthly cost.
As a former in-house counsel turned local real estate advisor, I focus on protecting your interests and negotiating clean outcomes. Ready to compare a specific new build to a resale in Lincoln with confidence? Reach out to Hovhannes Hovakimyan to start a focused plan.
FAQs
- What is Mello-Roos in Lincoln and how does it affect me?
- It is a special tax tied to certain neighborhoods that funds infrastructure and appears as an annual line item on your property tax bill, so include it in your monthly budget.
- How long does new construction take in Lincoln’s Twelve Bridges?
- Completed spec homes can close in 30 to 60 days while to-be-built homes often range from about 3 to 12 months, with possible delays from permits, materials, or weather.
- Do I need my own agent if the builder has on-site staff?
- Yes if you want independent advocacy, since on-site agents represent the builder’s interests and your agent can negotiate terms, explain contracts, and coordinate due diligence.
- Will my property taxes be higher on a new build than a resale?
- Your tax is based on the new assessed value at purchase and may also include a CFD, so new builds often result in higher effective taxes than some resales with fewer special taxes.
- Can I negotiate price on a new home in Lincoln?
- Builders often limit price negotiations, so leverage typically comes from upgrade credits, rate buydowns, closing cost contributions, or timing rather than base price cuts.
- What inspections should I get for a resale home in Lincoln?
- Order a general home inspection, termite inspection, and any needed roof, plumbing, or HVAC reviews, then use findings to negotiate repairs or credits within your contingency period.
