Community without pool (Dallas, Allen, Frisco: fit in, new home, buyers)

[FriscoNewHome]

I am building a house in one community in Frisco, which has around 50 lots and no through roads.
They do not have a community pool and I am not building pool either.

How different is it when I want to resell the property?

[FalconheadWest]

Not everyone is looking for a pool. Not everyone wants the expense or the maintenance of a pool. If they did every house built would be built with a pool. My community doesn't have a pool and neither did my last 2 previous communities, and no pool in my yard and it didn't effect resale. As long as you're priced right and your house shows well, you'll get a buyer.

[AllenEllen]

It depends on the price point. If its a lower range then pool is not a priority for buyers. If its a mid range then some don't mind, some prefer a community pool while others rather have a private pool. In a high end community, everyone wants their own so community pool has little attraction.

[pharpe]

Resale in 99% location and maybe 1% pool. Plus a pool can hurt as much as it helps so it's really a wash.

[FriscoNewHome]

Thank you all..Its a big relief to me..

I am spending 400K for the new construction in Frisco for a 3500 sq ft house. 400K house in Frisco considered as low end or medium range house?

[AllenEllen]

I would say higher medium. Here is another thread on pool vs no pool dilemma.

//www.city-data.com/forum/dalla...pool-poll.html

[FriscoNewHome]

Originally Posted by AllenEllen

I would say higher medium. Here is another thread on pool vs no pool dilemma.

//www.city-data.com/forum/dalla...pool-poll.html

Thank you.

The only concern that I have with my house is the builder, which is Lennar.

I made sure that I am getting all the quality material like insulation, flooring, luxury kitchen and luxury master bath.

The big difference I see between high end builders and production builders like Lennar is the outer framing. Lennar provides 2x4 exterior walls as compared to 2x6 exterior walls.

Is it very expensive to build 2x6 exterior walls?

[AllenEllen]

Building $400k home in Frisco with Lennar is a bold move.

[EDS_]

Originally Posted by FriscoNewHome

Thank you.

The only concern that I have with my house is the builder, which is Lennar.

I made sure that I am getting all the quality material like insulation, flooring, luxury kitchen and luxury master bath.

The big difference I see between high end builders and production builders like Lennar is the outer framing. Lennar provides 2x4 exterior walls as compared to 2x6 exterior walls.

Is it very expensive to build 2x6 exterior walls?

I'd stick with 2x4 walls.

Generally, in residential construction 2"x4" walls are built 16" on center, meaning each stud center is 16" from the next stud center. 2"x6" walls are generally built 24" on center. The idea is walls built either way will be roughly equally as strong and weigh within a few percent of each other. The compression strength of 2"x4" walls within home construction isn't an issue. Typically the thinking is that 2"x6" walls look better and can be packed with more insulation. I think they do look better. I'm not going to go into an insulation rant but generally speaking the difference in R value between a 2x4 wall and a 2x6 wall is 3 or 4 (R 19 batt is too think and has to be compressed to fit in a 2x6 wall so it loses a lot of R value).
And from a construction perspective 2x6 walls cost more not so much from a wood cost angle but because framing contractors work with 2x4 a lot. So there is a big productivity penalty with 2x6 each board is much heavier, harder to cut, more difficult to set etc.

There is also some evidence that 2x6 walls 24oc even with fire breaks installed per code don't contain fire as well as 2x4 walls 16oc with fire breaks. Assuming fire breaks at the same height that makes sense to me as the air pocket depending upon a lot of factors within the small wall is going to be 60 maybe 75% smaller. The only way to combat this is with extra fire brakes in the 2x6 walls = more money yet again.

My brother is an architect he tells people that all things being equal the payback period for 2x6 walls v. electricity savings on larger homes around here is at least 15 years. That's not even worth thinking about let alone doing from an ROI perspective.

So the only good reason to build 2x6 is if you like the look enough to pay for it. FWiiW 2x6 construction in North Dallas is fairly common in the 'burbs it's very uncommon excepting a few very expensive homes.

[FriscoNewHome]

Originally Posted by AllenEllen

Building $400k home in Frisco with Lennar is a bold move.

Now that I have signed the contract. How do I make sure I get a quality house built? I am going to get the house inspected during foundation and during close out, Does that help?

I am building in a small community next to philips creek ranch at frisco, the new homes over there are pretty expensive..it starts off with 450K (for 3500 sql ft house) but with all the upgrades, it will go over 500k.

The base price of my home was 350K after discounts and the upgrades costed me 50K (wood flooring, upgraded carpet, kitchen and bathroom).

The only other builders who were in my price range was grand homes, first texas homes and they do not have good reviews either..