Are you torn between a brand‑new build and a move‑in ready resale in Flying Horse? You are not alone. With active development, a private club, and nearby Northgate conveniences, the choice can feel high stakes. In this guide, you will see the key tradeoffs for price, timing, customization, HOAs, and long‑term value, all through a local Flying Horse and Northgate lens. Let’s dive in.
Flying Horse and Northgate at a glance
Flying Horse is a master‑planned, amenity‑rich community in northern Colorado Springs. It is known for newer subdivisions, parks and trails, and a private golf club. Northgate sits nearby, with quick access to I‑25 and major employment centers. Because both areas include newer homes and ongoing development, you will often compare new construction and resale side by side.
Location details matter. Parcels can fall inside the City of Colorado Springs or unincorporated El Paso County, which affects services and taxes. School district lines and HOA structures also vary by street. Always verify a specific address for city or county status, school assignments, and HOA obligations before you make an offer.
New vs. resale: quick comparison
Price to purchase
- New construction: usually a premium for new components, lot selection, and builder markup.
- Resale: price varies by age, updates, and lot features. Negotiation may be more flexible.
Cost to close
- New construction: watch for upgrade packages, landscaping, window coverings, and potential impact or connection fees built into pricing. Possible club or HOA initiation fees.
- Resale: fewer upfront add‑ons, but plan for near‑term repairs if systems are older.
Timeline and certainty
- New construction: months to a year or more, depending on build status. Weather, labor, and materials can shift schedules.
- Resale: typically faster closing after inspections and appraisal, pending contingencies.
Customization
- New construction: plan choices and finish selections if you buy early in the process.
- Resale: you inherit layout and finishes, then personalize post‑closing.
Maintenance and warranties
- New construction: modern systems, current codes, builder and manufacturer warranties.
- Resale: established homes with known performance history; plan for upkeep as systems age.
HOA and club rules
- New and resale: master HOA plus possible neighborhood HOA. The Flying Horse Club may be optional or required for some properties. Verify fees and rules by address.
Appraisal and financing
- New construction: upgrade-heavy homes sometimes face appraisal gaps.
- Resale: appraisals lean on comparable sales with fewer upgrade variables.
Resale value
- New construction: initial premium can be strong, but long‑term depends on supply of new product and market conditions.
- Resale: may compete directly with new builds and could need updates to stand out.
Price, incentives, and total cost
How new construction pricing works
You will see a base price that covers the floor plan and standard finishes. From there, most builders offer upgrades for flooring, cabinets, counters, appliances, lighting, and technology packages. Lot selection can add a premium, especially for golf‑adjacent locations, views, walkout basements, or cul‑de‑sac sites. Builders sometimes offer incentives like closing cost help, temporary rate buydowns, or design credits. These change frequently, so get all incentives and inclusions in writing.
What to expect with resale costs
With resale, the purchase price reflects the home’s age, updates, and lot. You often avoid the immediate expense of landscaping and window coverings. Your closing costs can be more predictable, but you should budget for inspection findings and near‑term system replacements if the roof, HVAC, water heater, or windows are approaching end of life. Motivated sellers may offer concessions to help with repairs or closing costs.
Property taxes and assessments
El Paso County uses assessed values to calculate property taxes. New construction can be reassessed at a higher basis once completed, which can change your tax picture compared to a partially assessed under‑construction home. Ask your broker to walk through the assessor’s methodology and timing so you know what to expect in year one and year two.
Tips to avoid overpaying for upgrades
- Prioritize structural or hard‑to‑change items first, like lot choice, plan layout, windows, and electrical capacity.
- Choose mid‑level finishes from the builder when cost differences are steep, and save cosmetic upgrades for later if the builder’s pricing is high.
- Compare model‑home features with the written standard features list. Do not assume what you see is included.
- Ask how the builder’s lender incentives interact with appraisal and whether any upgrade amounts are at risk if the appraisal comes in low.
Timing and certainty in the process
New construction timelines
From contract to move‑in, a chosen‑plan build can take many months or more than a year. Weather, labor availability, and supply chains can affect completion. Spec homes can shorten your timeline because construction is already underway or finished, but selection may be limited. Get a written schedule, understand change‑order cutoffs, and ask whether there are escalation clauses or penalties for delays.
Resale timelines
With resale, you often close within 30 to 60 days, depending on financing and negotiations. You will move through inspection, appraisal, title work, and HOA document review. The seller’s preferred dates and any buyer home‑sale contingency can still influence timing, but overall it is usually more predictable than a ground‑up build.
Contingencies and protections
Builder contracts are different from standard resale contracts. They can limit inspection scope, set firm deadlines for change orders, and outline warranty procedures. For resale, you typically rely on inspection, appraisal, loan, and title contingencies for protection. In both cases, review all documents closely and ask detailed questions about deposits, timelines, and remedies if schedules slip.
Appraisals and financing
On new builds, heavy customization may not fully appraise, since appraisers lean on recent comparable sales and may not value upgrades dollar for dollar. Some builders offer preferred lenders, rate buydowns, or closing cost credits. Always compare total costs and confirm how incentives affect your rate and closing cash. On resales, appraisal is more straightforward, but condition and unique features can still influence value.
Design, condition, and customization
Why buyers choose new construction
You get modern floor plans, energy‑efficient systems, and up‑to‑date building codes. Warranties can reduce your near‑term risk. If you get in early, you can choose finishes and personalize technology, accessibility features, and storage solutions that support everyday life. For many buyers, move‑in with minimal maintenance is the top draw.
Why buyers choose resale
Resale homes may offer established landscaping, mature trees, and possibly larger lots in earlier phases. You can see how the home and the street have performed over time. If the property needs updates, you control the look and budget after closing. When motivation is high, you may find more room for negotiation on price or concessions.
Personalization that pays
- Focus on floor plan flow and natural light first. Those elements affect daily enjoyment and future value.
- In kitchens and primary baths, timeless finishes often hold value better than trendy extremes.
- Smart home features, EV charging readiness, and expanded storage are popular and practical.
- For resales, a pre‑inspection can help you invest in repairs that support a smoother appraisal and buyer confidence.
HOA, club, and community rules
Master HOA and neighborhood HOAs
Flying Horse has a master HOA that shapes architectural standards, common‑area maintenance, and community guidelines. Many streets also have neighborhood‑level HOAs with their own dues and rules. Fees and covered services vary. Review all covenants, conditions, and restrictions plus any architectural guidelines before you commit.
The Flying Horse Club
Some properties may have optional or required membership options for the private club. Membership types, initiation fees, and dues can change over time. Confirm whether the address you are considering has mandatory membership and exactly what is included.
Architectural review and approvals
New construction typically has stricter design controls and review timelines for exterior changes. For resale, any modifications you plan may still need HOA approval. Ask about processing timelines, fees, and common reasons applications are denied so you can plan projects and avoid surprises.
Resale value and competing with new builds
Buyer perspective
New builds can command an immediate premium. Over time, appreciation depends on the neighborhood’s maturity, the supply of new product, and overall market conditions. Look closely at comparable sales for your lot type, including golf‑front, view lots, and walkouts. Weigh current builder incentives against the flexibility you might get in a resale negotiation.
Seller perspective
If you are selling near active construction, buyers will compare your home to brand‑new options. Focus on the items that matter most in today’s comps: refreshed paint, flooring where worn, updated lighting, and a kitchen and primary bath that feel current. System updates like a newer roof or HVAC can also help support appraisals and buyer confidence. Pricing strategy should reflect nearby new‑construction closings and the features those homes offer.
What to verify before you decide
Use this checklist to reduce risk and make a confident choice in Flying Horse or Northgate.
Address and jurisdiction
- Confirm whether the property is inside Colorado Springs or unincorporated El Paso County.
- Verify school district assignment directly with the district.
HOA and club
- Review master and neighborhood HOA dues, initiation or transfer fees, and what services they cover.
- Confirm whether Flying Horse Club membership is optional or required for the property.
Pricing and incentives
- For new construction: get written lists for included features, upgrade pricing, lot premiums, and current incentives.
- For resale: gather recent comparable sales and ask about seller concessions in the area.
Timelines and contracts
- New build: request the build schedule, change‑order deadlines, and any escalation clauses.
- Resale: confirm preferred closing dates and contingency timelines.
Inspections and warranties
- New build: verify permits, final certificate of occupancy, mechanical commissioning, and builder warranty terms.
- Resale: complete a full home inspection and review repair history for roof, HVAC, water heater, windows, and plumbing.
Appraisal and financing
- Ask how upgrades will be handled if the appraisal comes in below the contract price.
- Compare lender options and understand the cost and benefit of any rate buydowns or credits.
Your next step in Flying Horse
Choosing between a new build and a resale is easier when you have local data, a clear cost picture, and someone in your corner during negotiations. If you are weighing a lot premium against a view, deciding which upgrades to purchase now, or targeting a resale that needs a few smart updates, you do not have to navigate it alone. Schedule a Free Consultation with The Daniels Team to align your priorities, compare real‑time options across Flying Horse and Northgate, and move forward with confidence.
FAQs
What are the biggest cost differences between new construction and resale in Flying Horse?
- New construction often carries a premium plus upgrade and lot costs, while resale can offer a lower entry price with potential near‑term maintenance.
How long does it take to build a new home in Northgate’s Flying Horse area?
- Timelines vary widely, from months to a year or more, depending on plan, weather, labor, and materials. Spec homes can shorten the wait.
Are Flying Horse Club fees required for every home?
- No. Membership may be optional or required depending on the property. Always verify club obligations and current dues for the specific address.
Do builders in Colorado Springs offer incentives right now?
- Incentives change frequently and may include closing cost help, rate buydowns, or design credits. Get all offers and inclusions in writing.
How do appraisals handle builder upgrades?
- Appraisals rely on comparable sales and may not value upgrades dollar for dollar. Heavy customization can create appraisal gaps.
What should I inspect on a resale home in Northgate or Flying Horse?
- Focus on roof, HVAC, water heater, windows, foundation, plumbing, and electrical. Review maintenance history and HOA documents before closing.
