New Construction vs Resale in Aurora: Key Things to Consider

Thinking about whether to build new or buy a resale home in Aurora? In a small, rural market like Sevier County, choices and timelines can look different than in big cities. You want a home that fits your budget and timing, without surprises from wells, septic, or permitting. This guide breaks down what to expect, what to verify locally, and how to choose the path that fits your goals. Let’s dive in.

New build vs. resale at a glance

• New construction offers customization and modern energy features but requires more time and careful budgeting for site work and upgrades.
• Resale can get you moving faster and may include landscaping and appliances, but older systems can add repair costs.
• In Aurora, limited inventory and fewer large-volume builders mean you should confirm real options early, whether you plan to build or buy.

What Aurora buyers should verify

Water, sewer, and septic

• Find out if a lot connects to municipal water and sewer or if you need a well and septic. Septic permits and well drilling can add cost and months to your timeline.
• Contact the Sevier County Health Department for septic and well requirements, and plan for tests and inspections.

Utilities and internet

• Confirm electric and gas availability, plus internet options like DSL or fiber. Ask providers about hookup fees and lead times.
• If utilities need to be extended to your lot, get written estimates and who pays for what.

Road access and maintenance

• Clarify road access. If the road is private, review maintenance agreements and snow removal responsibility.
• Check county road standards if improvements are required before building.

Zoning and permits

• Review zoning, setbacks, and any accessory dwelling unit rules that could affect your plans.
• Confirm the permitting process and fees with Aurora town offices and Sevier County Planning and Building. Ask for checklists and expected timelines.

Timelines and move-in speed

• New construction often takes several months once ground is broken. Many builders quote roughly 6 to 9 months for a single-family home in normal conditions, not counting extra time for lot prep and utility work. For broader context, see industry guidance on home-building timelines from the National Association of Home Builders.
• Weather can slow foundation and exterior work, especially in winter. Subcontractor availability in rural markets can also affect schedules.
• Resale purchases can close in weeks to a few months, depending on your loan, inspections, and title work. If you have a strict deadline, resale is usually safer.

Costs and financing differences

Upfront and hidden costs

• New builds often start with a base price that excludes common items like landscaping, driveways, window coverings, and many finishes. Ask for an itemized worksheet that separates base and upgrades.
• Carrying costs for a build can include lot purchase, permits, impact and hookup fees, septic and well costs, builder deposits and draws, construction loan interest, and temporary housing.
• Resale homes might come with existing landscaping and some appliances, but plan for inspection findings, system updates, or cosmetic refreshes.
• Property tax assessments typically adjust after a new build. Ask the county assessor how they estimate post-build value.

Construction loans explained

• Construction-to-permanent loans convert to a standard mortgage after completion, which can reduce total closing costs compared with two separate closings.
• Short-term construction loans are interest-only during the build, then you refinance into a permanent loan later.
• Certain programs backed by federal agencies have construction options. Review program basics through HUD resources on construction-to-permanent financing, then confirm details with your lender.

Customization, inspections, warranties

Design control

• New construction lets you shape floor plans, finishes, and energy features. Keep an eye on upgrade pricing and change orders so costs do not drift.
• Resale limits layout changes unless you renovate. In some cases, a targeted remodel can be faster than a ground-up build.

Inspections that protect you

• For new builds, attend key walkthroughs, get an independent inspection if allowed before closing, and document punch-list items in writing. Expect municipal inspections at footing, framing, and rough-in stages.
• For resale, schedule a comprehensive home inspection, then add specialists as needed, such as septic, well, roof, or HVAC.

Understanding warranties

• Many builders use a common structure of warranty protection: roughly 1 year for workmanship, 2 years for systems, and up to 10 years for major structural elements. Read the exclusions and claims process carefully. For an overview, see the 1-2-10 warranty model explained by 2-10 Home Buyers Warranty.
• Resale homes usually do not include a builder warranty. You can consider a home warranty service contract for appliances and systems.

Risk tradeoffs to weigh

• New construction risks include schedule delays, material availability, cost overruns from upgrades, and site surprises like soil or utility issues.
• Resale risks include hidden maintenance, system lifespans, and immediate repair needs.
• In smaller markets, builder reputation matters. Ask for references, see recent projects, and learn how warranty claims are handled.

A practical decision framework

• Timing priority: If you must move soon, resale typically aligns better. If you have flexibility, new construction becomes feasible.
• Customization priority: If you need specific layouts and features, building may be the better fit. For modest tweaks, resale plus a small renovation can work well.
• Budget certainty: If you want a clearer total cost up front, resale can be more predictable. Building requires comfort with allowances and potential change orders.
• Local availability: In Aurora, confirm that the lots, floor plans, or move-in-ready homes you want actually exist right now.

Checklists for Aurora shoppers

New construction checklist

• Confirm lot status, zoning, setbacks, easements, and topography.
• Verify water and sewer options, or plan for well and septic permits and inspections.
• Request an itemized price sheet for base, allowances, upgrades, permits, and hookups.
• Ask for a build timeline with milestones and what happens if delays occur.
• Review warranty documents and who handles service, plus response times.
• Compare construction-to-permanent versus short-term construction loans, draw schedules, down payment needs, and rate locks.
• Check builder references and completed local projects.
• Confirm permit steps and inspection schedules with town and county offices.

Resale checklist

• Order a full home inspection and add specialists as needed, including septic and well where applicable.
• Ask for seller disclosures and service records.
• Price out near-term maintenance or upgrades and get contractor estimates.
• Align closing timelines with your lender and title company.
• Consider a home warranty service contract for peace of mind.

How we can help locally

You do not have to navigate wells, septic permits, utility extensions, or builder contracts alone. Our team understands rural property dynamics in Sevier County and can help you verify lot conditions, vet builders, compare financing paths, and estimate realistic timelines. Whether you want a turnkey resale or a new home tailored to you, we can guide each step and keep your move on track.

Ready to compare real options in Aurora? Connect with Donavan Allen for a local consultation.

FAQs

How long does new construction take in Aurora?

• Many builders estimate roughly 6 to 9 months after breaking ground, but lot prep, utilities, weather, and subcontractor availability can extend that timeline.

What extra costs come with building on rural land?

• Plan for permits, impact and hookup fees, septic and well work, potential utility extensions, construction loan interest, and temporary housing during the build.

Are construction-to-permanent loans available in Utah?

• Yes, many lenders offer them, and certain federal programs have options; review basics through HUD guidance and confirm terms with your lender.

What builder warranties are typical on new homes?

• Many builders follow a 1-2-10 model covering workmanship, systems, and structural items; read the documents closely and see the 2-10 overview for context.

Is buying a resale faster if I am on a deadline?

• Usually yes; resale can close in weeks to a few months, while building requires more time for permits, site work, and construction.

Who handles septic or well inspections on a resale?

• You typically hire specialists during due diligence; coordinate with your agent to schedule inspections and review county health department requirements.