For many first-time buyers in Leland, the dream of homeownership often hits a snag when they see the sticker price of a resale home in established neighborhoods like Magnolia Greens or Brunswick Forest. Suddenly, those shiny "Starting at $300s" signs from production builders look incredibly tempting.

But in the Brunswick County market, the base price is never the final price.

While building a new home can sometimes offer a lower entry point than fighting a bidding war on a resale, the "cheaper" option depends entirely on how you calculate the costs after you get the keys.

The Production Builder "Base Price" Trap

When a national builder advertises a home in Leland for $350,000, that is for the "dirt and the box." It rarely includes the essentials you need to actually live there.

• The "Naked" Yard: Most production homes come with basic sod in the front and seed in the back. In our sandy coastal soil, establishing a lawn from seed can cost thousands in water bills and topsoil.
• Window Treatments: It sounds minor, but outfitting a 2,000 sq. ft. home with blinds or shades can easily run $3,000–$5,000. Resale homes almost always leave these behind.
• Appliances: That shiny model home had a fridge, washer, and dryer. Your contract likely doesn't.

Myth vs. Reality: The Monthly Payment Surprise

Here is where the math gets interesting for Coastal NC buyers. Even if the purchase price of a new build is $20k higher than a resale, your monthly payment might actually be lower.

Myth: "Old homes are cheaper to own because they are cheaper to buy."

Reality: In coastal counties like Brunswick and New Hanover, insurance is the great equalizer. A brand-new home built to 2025 wind codes often qualifies for massive "Wind Mitigation" insurance credits.

• Resale Home (Built 2005): Insurance might be $3,800/year because the roof is aging and lacks hurricane straps.
• New Build (Built 2025): Insurance might be $1,400/year because of the "Hip Roof" discount and modern storm protection.

The Result: You could pay $200 less per month for the new house, even if the mortgage is higher.

The "Hidden" Resale Tax

Buying a resale home in Leland often means inheriting "deferred maintenance." In our humid, salty environment, HVAC systems have a life expectancy of 10-12 years, not 20. If you buy a resale home built in 2012 that hasn't replaced the unit, you are effectively adding a $12,000 expense to your first two years of ownership.

Your Next Step

There is no universal "right" answer, but there is a right answer for your budget. You need to compare the Total Cost of Ownership—mortgage, insurance, taxes, and immediate out-of-pocket expenses—not just the listing price.

Aspyre Realty Group are experts in listening and communicating people's wants into homes that work for them. We don't just open doors; we help you run the numbers on insurance credits vs. blind packages so you know exactly what that monthly payment will look like. Let’s sit down and build a comparison spreadsheet for your favorite neighborhoods.