Buying a KB Home (San Antonio, Spring: wood floors, HOA, how much)

[joe123456]

Originally Posted by martinez4

joe....I respect your facts I just happen to disagree. There is a major difference between a tract builder who may build 300 homes, with many going at one time as opposed to a semi-custom builder who builds your home individually, one at a time thru-out the neighborhood even withstanding the location and amentities.

You can give two artists the same materials and they will come up with two completely different pieces of art. Same with home construction....same materials....wood, brick, drywall but different results in quality.

Again...just my opinion.

There are pros and cons to both trac and semi custom home. The trac builder has huge purchasing power as compared to the semi custom. But the semi custom does offer more options that are tailored to the home buyer. In the end though, there is one way to put up a home and that is to code requirements. Now if the semi custom builder is going way above and beyond and exceeding code, then there is a difference. Otherwise it is the same 2x4s. But semi custom builders will tailor the inside of the home to the buyer = significant expense. But in the end the home is structurally the same.

I have a hypothesis....semi custom builders use alot of the same contractors trac builders use.

Will a semi custom home withstand high winds the same as a 200K home? Yes, unless the home is spec out way beyond code. From my reseach the structurally specifications are the same.

Sum it up:

Structurally:

Trac Home: Meets building codes
Semi Custom: Meets building codes and allows for custom asthetic tailoring
Custom: Meets codes and goes above and beyond based on your budget.

As they say in marketing location location location.

[mtcavazos]

I'm surprised that KB was not negotiable on the price - I recently checked on a home for client in Saddle Mountain and because it was an inventory home (they don't have many - most are custom built) they were offering $30K off the price which I think was $276K. It was a 4 bedroom (2929 sq ft) on a culdesac right by the playscape and on a greenbelt! Really nice home - KB has pleasantly surprised me.

[banker]

Originally Posted by joe123456

If you do some research, you are going to find that most builders engineer their homes to meet code requirements. If you look at a 350K house, and compare it to a 150K house the construction methods are going to be the same - 2x4 walls etc. The price difference is location, sometimes HVAC, and looks inside the home.

The most important aspect to having a good quality home built is the performance of the site project manager, and a diligent city inspector. Talk to a couple of home inspectors and they will tell you the same thing.

I am having a home built, by KB, and the city inspector states they are the best builder in the city. It just happens the KB project manager the senior project manager in the area and he does a good job of making sure the subcontractors are doing what they should be doing. Additionally, more expensive homes down the street, 20% more, are built with the same methods, materials, and subcontractors as the home I am having built by KB.

On site management is what results in a well built home. It is also advisable to hire your own inspector to do phased construction inspections.

If you want a home that is significantly exceeds code requirements, then you are going to have to spend the money and hire a custom builder and spec it out that way.

You are correct. My parents had a pure custom home built nine years ago by J&J Development - a mid to high end premium builder and have had numerous problems - including framing issues with their roof. I have a track home built 24 years ago with truss framing and have had no problems. In addition - they have had issues with their plumbing - both during construction and after move in. They were all tied back to the plumbing contractor. But most importantly - the problems can be tied back to the project manager that ended up getting fired shortly after my parents $248K (back in 1999) home was finished. I have seem many KB homes being framed up (in Saddle Mountain) and they are better in that regard than my parents custom home or my home. I was impressed to see that they screw and glue with construction adhesive all second floor subflooring down instead of nails. Most of the load bearing 1st floor walls are 2X6 and the neighborhood comes standard with all brick or stone (100%), 14 SEER A/C, 30 year shingles, etc. There are lots of things standard in KB's premium neighborhoods that are options or not available in their lower level neighborhoods. All the same materials...yes and no - but better quality because they are marketed and built for a different demographic.

[banker]

Originally Posted by mtcavazos

I'm surprised that KB was not negotiable on the price - I recently checked on a home for client in Saddle Mountain and because it was an inventory home (they don't have many - most are custom built) they were offering $30K off the price which I think was $276K. It was a 4 bedroom (2929 sq ft) on a culdesac right by the playscape and on a greenbelt! Really nice home - KB has pleasantly surprised me.

I know what home you are talking about. So you are telling me that they were offering the house for $246K? Wow. The one we are looking at starts at $238,990 before nearly $40K in upgrades. But that particular home is next to the playscape...and I wouldn't want that.

KB has finally brought their A game to San Antonio. This level of home was already available in Dallas and Houston (and the rest of the country for that matter)...it is just because of the purchase of RAYCO in 1996 that KB delayed bringing their premium communities to SA. The Quarry at Stone Mountain (Stone Oak), Saddle Mountain (Stone Oak), Coblestone (North West Side), The Woods of Alon (Castle Hills) and The Trails at Herff Ranch (Boerne) are all part of their up level premium developments. We will begin to see more and more of these developments that feature 100% massonry, premium roofing materials and upgraded interiors. I would gladly purchase one of these houses...infact I am hoping that we can move into Saddle Mountain next year.

[banker]

Originally Posted by joe123456

There are pros and cons to both trac and semi custom home. The trac builder has huge purchasing power as compared to the semi custom. But the semi custom does offer more options that are tailored to the home buyer. In the end though, there is one way to put up a home and that is to code requirements. Now if the semi custom builder is going way above and beyond and exceeding code, then there is a difference. Otherwise it is the same 2x4s. But semi custom builders will tailor the inside of the home to the buyer = significant expense. But in the end the home is structurally the same.

I have a hypothesis....semi custom builders use alot of the same contractors trac builders use.

Will a semi custom home withstand high winds the same as a 200K home? Yes, unless the home is spec out way beyond code. From my reseach the structurally specifications are the same.

Sum it up:

Structurally:

Trac Home: Meets building codes
Semi Custom: Meets building codes and allows for custom asthetic tailoring
Custom: Meets codes and goes above and beyond based on your budget.

As they say in marketing location location location.

One more factor to add (which is very important and really drives price) is the lot size and the level of architectural detailing and complexity. Pure Trac Homes tend to be boxes while they become more and more interesting from an architectural perspective.

[bigthirsty]

Banker.. I bet they'll be more and more inclined as time goes on..

Losses Building Up at KB

[joe123456]

Originally Posted by banker

One more factor to add (which is very important and really drives price) is the lot size and the level of architectural detailing and complexity. Pure Trac Homes tend to be boxes while they become more and more interesting from an architectural perspective.

Keep in mind more complexity = higher maintainence costs. Having an asthetic roof line gables etc. means more money to maintain it and more likelihood of leaks etc. If it look real pretty, then it probably costs a lot to maintain it. If you are lucky, a 30 year shingle will last 20 years.

I personally prefer an all brick home with an energy effecient metal roof.

[banker]

Originally Posted by joe123456

Keep in mind more complexity = higher maintainence costs. Having an asthetic roof line gables etc. means more money to maintain it and more likelihood of leaks etc. If it look real pretty, then it probably costs a lot to maintain it. If you are lucky, a 30 year shingle will last 20 years.

I personally prefer an all brick home with an energy effecient metal roof.

A hip roof will last longer and be cheaper to build/replace than one with lots of gables/valleys. Valleys are also more prone to leak. All brick with minimal valleys/gables is best long term.

I am not willing to pay the premium associated with an all metal roof. 30 year architectural shingles are just fine with me.

[banker]

Originally Posted by bigthirsty

Banker.. I bet they'll be more and more inclined as time goes on..

Losses Building Up at KB

That is what I am hoping. But losses are primarily on the West cost with other hot markets that have collapsed. Things are slow here - but no crash in Texas. We'll see.

[mastercone]

The best way to buy a home is to buy it outright. If owning a home free and clear is so bad then why are 30-40% of homeowners in this country without a mortgage?

The mortgage interest deduction is only good for mortgages up to a million dollars. Even in the most advantageous tax bracket of 33%, the borrower pays $3 for every dollar they get back in tax deductivity. Most pay $4 to the bank for every dollar they get back in tax deductivity. By the time you factor in property taxes, maintenance, and insurance which can be just about equal to the home's purchase price amortized over 30 years, owning a home is rather financially laborious.

For years, realtors and banks worked overtime to draw in prospective homeowners into the mortgage lair but there is a price to pay for having it now. Banks and realtors encourage this highly profitable consumption because it means more money to them. In a world that is now all too material, the past five years must have been just delectable for the real estate business. If one were to rent and avoid living beyond their means, they could save enough to pay cash for a home without much effort.

While anyone can criticize renting, having a roof over one's head is as much of a necessity in life as food and clothing. It is a cost we all must bear even if you are a homeless person living in a box that needs to be cared for and patched from time to time.

Unlike a homeowner, a renter doesn't worry about repairs or lawn maintenance(typically) and can pull up stakes and leave just about anytime he or she wants(even if they break the lease). A homeowner, on the other hand, is handcuffed to his home. In the past 30 years, many homes in San Antonio never meet the appreciation expectations of sellers. Although the last few years have been good for real estate owners, this has not always been the case such as the late eighties which gave real estate a good wallop.

I was a renter for a number of years and waited for the right house before I bought it. I am very happy with it moreso because my wife is tickled pink over it. If she is happy then I am very happy because she deserves it.

There nothing wrong or sinful about getting a mortgage to finance your home just so long as the borrower realizes that they give up something in return for the service.

Originally Posted by banker

.....The interest is tax ded. and after the mortgage is paid off you have an asset you know own. In 30 years of renting...you have nothing to show for it.......