Thinking about whether to buy new construction or a resale in Green Hills? You’re not alone. It’s a big decision with real tradeoffs in cost, timing, inspections, and long-term value. If you want clarity before you take your next step, this guide lays out the key differences, local factors, and move-up strategies that work in Green Hills. Let’s dive in.
What we mean by Green Hills
For apples-to-apples comparisons, this article uses ZIP code 37215 to define Green Hills within Davidson County. Different listing sites draw slightly different boundaries, so choosing a consistent area helps you evaluate options reliably.
Cost drivers in Green Hills
Green Hills is a mature, in-city neighborhood with limited vacant land. For new construction, the lot itself is often a major cost driver, especially with infill builds that require demolition and utility tie-ins. Lot premiums reflect scarce land, desirable street appeal, and walkability to shopping and daily needs.
Updated resale homes often command a premium too. Many buyers prefer a move-in-ready property with upgraded kitchens and baths, modern systems, and established landscaping. You can avoid the wait and the complexity of building, and that convenience shows up in pricing.
Green Hills buyers also expect higher-end finishes. That affects both your budget and your finish decisions. Whether you buy new or renovate a resale, plan your selections around neighborhood comparables so you don’t over-customize for a narrow taste.
Timeline: speed vs. customization
If you need to move on a predictable schedule, timeline may be your deciding factor. Here’s what to expect:
- New construction timeline: Many production or spec homes take about 6 to 12 months from groundbreaking to completion. Custom builds often run 9 to 18 months or longer, depending on complexity and change orders. Local factors like tree protection, drainage work, and older utility lines can add time.
- Resale purchase timeline: A typical resale closes in about 30 to 45 days with a conventional loan. Most contracts include a 7 to 14 day inspection period, then you move through appraisal and loan processing. If you negotiate repairs or plan immediate renovations, add time for contractor scheduling.
If you’re moving up and also selling your current home, build a buffer. Permits, material lead times, and punch-list items can shift a new-build closing by weeks.
Inspections and warranties that matter
Whether you build or buy resale, quality checks protect you. Focus on the right inspections and understand your warranty coverage.
New construction inspections
- Pre-pour/foundation: Grade, drainage slope, footings, vapor barrier, and reinforcement.
- Framing and pre-drywall: Framing quality, fireblocking, sheathing, mechanical rough-ins, electrical load and panel capacity, plumbing layout, and HVAC sizing and duct design.
- Insulation and envelope: R-values, air sealing, windows, flashing, siding details.
- Final walkthrough: Function checks, safety items, and punch list before closing.
Hire independent inspectors for a pre-drywall inspection and a final home inspection. Consider specialized tests such as HVAC commissioning or a blower-door test if available.
Resale inspections
- Whole-home inspection: Structure, roof, gutters, electrical service and panels, plumbing supply and drain lines, HVAC, insulation, windows/doors, appliances, and general safety items.
- Specialty inspections as needed: Sewer scope, moisture/mold assessment, termite/pest. For older homes, consider lead-based paint (pre-1978) and potential asbestos where applicable.
- Records review: Ask for ages and service records of the roof, furnace, A/C, and water heater.
Warranties and protections
- New construction: Many builders offer a version of a 1-2-10 style warranty. That often means one year on workmanship, two years on systems, and ten years on structural components. Get the full warranty in writing, confirm what’s included or excluded, and ask how claims are handled and by whom.
- Resale: You can request a seller-provided home warranty or purchase a third-party policy. Coverage varies and older systems may have limits, so review terms closely.
For new builds, confirm that the home passed all required inspections and received its Certificate of Occupancy from Metro Nashville. You can learn more about permitting and inspection processes through the Metro Nashville Codes and Building Safety site. Review the builder’s permits and final sign-offs before closing.
Renovation or rebuild on a resale lot?
Green Hills offers a mix of mid-century ranches, cottages, and newer infill homes. If you lean toward resale, you might weigh a kitchen and bath remodel, a second-story addition, or a full gut renovation. Some buyers also consider a teardown and new build on an existing lot.
Do your homework on zoning and site constraints. Review setback requirements, lot coverage limits, and any overlay districts. Mature trees are common in Green Hills, and protection rules can affect your site plan and budget. Most properties connect to municipal sewer, but always confirm utilities, stormwater requirements, and easements. If you’re considering an addition or a rebuild, ask for the recorded plat, a boundary survey, and floodplain maps.
When it comes to value, match your renovation level to neighborhood comparables. High-end upgrades can support a strong resale price, but over-personalization rarely returns every dollar. If a teardown makes sense, plan for land acquisition, demolition, site preparation, a higher tax basis, and a longer overall timeline.
New vs. resale: how to choose
Use your priorities to guide the decision:
- If you want customization and modern building systems, new construction shines. You’ll likely spend more up front, but you’ll start with newer mechanicals and a clear warranty.
- If timing and established setting matter more, resale can offer quicker occupancy, mature landscaping, and walkable access to daily needs. You might pay a premium for move-in-ready upgrades, or you can buy at a lower price point and renovate to your taste.
- If you plan to hold the home long term, think about future resale. Compare recently completed new construction and updated resales in 37215 to avoid overbuilding for the street.
Quick cost framework to compare
You’ll want current numbers from the MLS and local contractors, but here’s a simple way to organize your decision:
- New construction: Lot price + demolition (if infill) + site work/utilities + build cost + finishes/upgrades + carry costs during build.
- Resale move-in ready: Purchase price + immediate punch-list/maintenance + closing costs.
- Resale plus renovation: Purchase price + design/permits + renovation budget + temporary housing or phased living + contingency reserve.
Ask for a live, side-by-side breakdown using recent 37215 sales and quotes. That way, you’re comparing total, all-in costs for each path.
Sell-to-buy timing strategies
Coordinating your current home sale with a new purchase is where many move-up plans stumble. Map your timing early.
- Sell first, then buy: This lowers financial risk and strengthens your position. If your new build isn’t done, negotiate a rent-back with your buyer.
- Buy first, carry two mortgages: This gives you control and certainty on the next home, but you’ll have higher carrying costs until you sell.
- Contingent offer: You can make your purchase contingent on selling your current home. These offers are less competitive in strong seller markets, but shorter contingency windows can help.
- Bridge financing or a HELOC: This can unlock equity so you can close on a new build before selling. Your lender can advise on qualification and costs.
Coordinate target closing dates and builder completion estimates from the start, and build in a buffer for unexpected delays. If you’re building, discuss contract language around delayed delivery or remedies for missed dates.
New-build buyer checklist
- Get preapproved and set a clear budget range, including a contingency for upgrades and changes.
- Confirm zoning, lot coverage limits, tree protections, and any overlays that affect design.
- Ask the builder for standard vs. upgrade allowances and a sample finishes package.
- Plan for independent inspections: pre-drywall and final home inspection at minimum.
- Request copies of building permits, final inspections, and the Certificate of Occupancy.
- Review the builder’s warranty in writing and clarify how claims are handled.
- Build your timeline buffer and discuss delivery date terms in the contract.
Resale buyer checklist
- Get preapproved and define your must-haves versus nice-to-haves.
- Schedule a whole-home inspection and add specialty inspections as needed.
- Verify permits for any past renovations and ask for system ages and service records.
- Price immediate maintenance, desired upgrades, and a renovation contingency.
- Compare recent neighborhood comps to keep your improvement plans aligned with the market.
- If renovating, confirm zoning, setbacks, and tree or drainage constraints before closing.
Next steps
The best answer to new vs. resale depends on your timeline, budget, and how much you value customization. In Green Hills, lot scarcity, finish expectations, and permit timelines play a bigger role than in many suburbs. If you get clear on those factors early, your path forward becomes obvious.
If you want a side-by-side cost and timing plan tailored to 37215, let’s talk. We can pull current MLS comps, outline realistic build timelines, and price renovation scenarios so you can move with confidence. Reach out to Romy Morgan to get started.
FAQs
What area does this comparison cover in Green Hills?
- This guide uses ZIP code 37215 in Davidson County for consistent, apples-to-apples comparisons of new construction and resale options.
How long does a new build take versus a resale purchase?
- New construction often runs 6 to 12 months for spec builds and 9 to 18+ months for custom, while most resales close in about 30 to 45 days, plus time for any negotiated repairs.
What inspections should I get on a new build in Green Hills?
- Schedule independent inspections at pre-drywall and final stages, and consider specialized checks like HVAC commissioning or air-sealing tests in addition to the builder’s inspections.
What inspections should I get on a resale in Green Hills?
- Start with a whole-home inspection, then add specialties like sewer scope, moisture/mold, termite/pest, and, for older homes, lead-based paint testing and other relevant assessments.
What warranties come with new homes versus resales?
- Many builders offer a version of a 1-2-10 warranty covering workmanship, systems, and structural elements. Resales may include a one-year home warranty, but coverage varies and often has limits on older systems.
What local rules could affect renovation or building?
- Zoning, setbacks, lot coverage limits, tree protections, and stormwater requirements can influence your plan. Confirm permits and code compliance and review final inspections and the Certificate of Occupancy for new builds.
How should I time selling my current home if I’m building?
- Consider selling first with a rent-back, buying first and carrying two mortgages, making a contingent offer, or using bridge financing or a HELOC. Build a buffer into your timeline for possible construction delays.
