Thinking about buying in Monument and not sure whether a new build or a resale fits you best? It is a common decision in this part of the Colorado Front Range, where both new subdivisions and established neighborhoods are available. You want the right home on the right timeline without surprises on inspections, taxes, or HOA costs. This guide walks you through the key tradeoffs, timelines, inspections and warranties, HOA and metro district costs, and how to negotiate with builders and sellers so you can move forward with confidence. Let’s dive in.
New vs resale at a glance
New construction
- Modern systems and energy code compliance, builder warranties, and options to personalize.
- Longer delivery timelines and potential lot premiums.
- Less flexibility on base price, but incentives and upgrades may be negotiable.
Resale
- Often faster closings and mature neighborhood character like trees and landscaping.
- More room to negotiate price or credits after inspection.
- May need immediate repairs or updates and can carry deferred maintenance.
Local context: Monument sits at the north end of the Greater Colorado Springs area, with new subdivisions inside town limits and nearby unincorporated El Paso County. Expect HOAs and, in many newer areas, metro or special districts that fund infrastructure and affect your property tax bill.
Timelines in Monument
Resale timeline
- Contract to close commonly runs 30 to 45 days with standard financing. Cash deals can be quicker.
- Delays often come from financing, title or HOA documents, and negotiated repairs after inspection.
New construction timeline
- Pre-sale and selections can take 0 to 12 weeks depending on builder policies and inventory.
- Build time for production homes on finished lots is often 3 to 6 months. Semi-custom or spec homes vary and may run 4 to 12 months or more.
- Buying early in a phase can add time while infrastructure and municipal inspections are completed.
Timing risks and planning tips
- Mortgage rate locks may expire during a long build. Some builders offer rate buydowns or incentives. Review terms closely with your lender.
- Plan for temporary housing or storage if your current home sells before your new home is ready.
- Early phases of new subdivisions may not have finalized HOA budgets or metro district mill levies. Ask for the latest estimates before you commit.
Inspections and warranties
New-construction checkpoints to schedule
- Pre-construction or site walk to confirm grading, utilities, and easements.
- Pre-drywall inspection to review framing, insulation, and mechanical rough-ins.
- Post-drywall and systems start-up checks for HVAC, plumbing, and electrical.
- Final walk-through and punch list shortly before the certificate of occupancy.
- A warranty walk-through around month 11 to catch items before first-year coverage expires.
Independent inspections are strongly recommended even on new homes. An inspector at pre-drywall and at final can document issues and help protect your warranty rights.
Typical new-home warranties
- One year limited coverage for workmanship and materials.
- Two years on major systems such as HVAC, plumbing, and electrical.
- Ten years for structural components, often via a third-party program.
Exact terms and exclusions vary by builder. Always obtain the full warranty document and claim procedures before signing.
Resale inspections in Monument
- Schedule a comprehensive home inspection plus add-ons as needed.
- Strongly consider radon testing, a sewer or septic scope for older or rural properties, a chimney inspection for wood-burning systems, and targeted moisture or mold checks if there are indicators.
- You can negotiate repairs, credits, or price adjustments based on findings. Many sellers prefer credits over repairs.
HOAs, metro districts, and taxes
HOAs: what to review
- Ask for CCRs, Bylaws, Rules and Regulations, budget, financial statements, reserve studies if available, and meeting minutes when possible.
- Confirm current dues, what they cover, and whether there is a history of special assessments.
- New neighborhoods may be under developer control at first, which can affect standards and dues.
Metro districts: taxes and long-term costs
- Many newer Monument-area communities use metro or special districts to fund roads, utilities, and parks through bond debt repaid by property taxes or fees.
- Expect an additional mill levy that can last for decades. Some districts also charge separate service fees.
- Request the district budget, audited financials, mill levy, bond schedules, and the service plan. Ask your title company to identify all applicable districts.
Permits and inspection authority
- Inside the Town of Monument, the Town manages building permits and inspections. For unincorporated parcels, El Paso County is the authority.
- Builders typically handle permits, but you should verify permit records and the certificate of occupancy before closing.
Property tax planning
- Ask for a projected property tax bill that includes county, town, school, and any metro district mill levies.
- In new districts, early phases may carry higher mill levies until bonds are paid or services transition.
Negotiating new builds vs resale
With builders
- Builders often protect base pricing, but incentives are common. You might negotiate closing-cost help, rate buydowns, promo packages, or upgrade credits.
- Be strategic about asks that cost the builder less than cash, such as modest upgrades or extended warranty services.
- Know current incentives and get all terms in writing. Review contract language on delays, punch-list timelines, warranty processes, and delivery dates.
- Work with a buyer agent experienced in local new construction to spot builder-specific contract terms and keep your interests protected.
With individual sellers
- Price, repairs after inspection, seller-paid closing costs, and included personal property are typically negotiable.
- Many sellers trade price for timeline certainty. Clear communication about possession dates and contingencies can strengthen your position.
Market sensitivity
- Incentives and leverage shift with local inventory and demand. In tighter markets, builders may trim incentives and resale homes can see multiple offers. In slower markets, concessions often expand.
- Verify current local market stats before assuming leverage. Your agent can align your strategy with current conditions in Monument.
Cost and document checklists
For any property
- Seller’s Property Disclosure.
- Current title report and any deed restrictions or CCRs.
- Most recent property tax bill and confirmation of any special district levies.
- HOA disclosure packet with financials, bylaws, and contact information.
Extra for new construction
- Full purchase and build contract, option selections, and timelines.
- All warranty documents and claim procedures.
- Subdivision phasing plan and map of planned amenities and adjacent lots.
- Copies of permits, inspection records, and the certificate of occupancy.
- Deposit and escrow details, plus refund conditions.
- Metro district service plan, budget, and bond schedules.
- List of subcontractors and manufacturer warranties for major systems.
Extra for resale
- Full home inspection report or the right to obtain inspections.
- Service records for roof, HVAC, water heater, and appliances.
- Septic and well certifications and maintenance history, if applicable.
- Documentation for any recent remediation.
Smart questions to ask
- How are warranty claims or repairs handled, and what is the expected timeline?
- Who completes utility connections and by when?
- Are any special assessments pending, any HOA litigation, or developer plans that could change neighborhood character?
Which path fits your move
Choose new construction if you want modern systems, an organized warranty path, and the ability to personalize finishes, and you can accommodate a longer timeline. Choose resale if you value a faster close, mature lots and landscaping, and the flexibility to negotiate price and credits to fund your updates. In Monument, factor in HOAs, metro districts, and permitting authority, since they influence monthly costs and closing readiness.
If you are relocating, timing matters. Talk through mortgage rate lock options, temporary housing plans, and how to sequence the sale of your current home with your next purchase. A clear plan helps you avoid costly overlaps or last-minute changes.
Ready to compare specific neighborhoods, builders, and resale options side by side? Reach out for a local, buyer-first strategy, from inspections and metro district research to contract terms and timelines. Connect with Robin Chambon to get started.
FAQs
How long does a new build in Monument usually take?
- For production homes on finished lots, 3 to 6 months is common, while semi-custom or spec builds can span 4 to 12 months or more depending on phase and weather.
Should I inspect a brand-new home before closing?
- Yes. Schedule pre-drywall and final inspections with an independent inspector to document issues and support warranty claims after move-in.
What is a metro district and how does it affect my taxes?
- It is a special district that finances infrastructure with bond debt repaid through property taxes and fees, which can increase your total mill levy for many years.
Who handles permits for new construction in Monument?
- Builders usually manage permits, but the Town of Monument or El Paso County is the authority depending on location, and you should verify permits and the certificate of occupancy.
Can I negotiate with a builder on price or incentives?
- Builders often protect base prices, but you can negotiate incentives like closing-cost help, rate buydowns, upgrade credits, and timing considerations.
What extra inspections should I consider on a resale in Monument?
- In addition to a standard home inspection, consider radon testing, a sewer or septic scope, a chimney inspection if applicable, and moisture or mold checks when indicated.
