Key takeaways
- Use filters to narrow by build type. Search “move‑in ready” for spec homes, “new communities” for production homes, semi‑custom builders by plan options and "land listings" for full custom builds.
- Rely on builder and community pages to compare floor plans, base prices, upgrade lists and neighborhood details before touring in person.
- Start with the type of home you want and tailor your online search accordingly — speed for spec, flexibility for semi‑custom, and land and design teams for custom builds.
Shopping for new construction homes starts where most real estate searches begin — online.
This search might vary depending on the type of home you want to buy — speculative (spec), production, semi-custom or custom. Spec homes are built without a buyer in mind. Production homes are built from a set number of plans, allowing the buyer to choose. Semi-custom homes allow buyers to change the layout and add more customization to designs. Full custom homes are entirely built with buyer input from the land acquisition and all the way through the design-and-build phases.
"The biggest consideration here is timing because they each have vastly different production times," said Robert O'Connor, a real estate agent with Serhant in Tampa, Florida. "I currently have a full custom home under contract, in which the estimated build time is 14 to 16 months, while a spec home I recently closed on only took three weeks from the day we signed. A semi-custom, like the one in my 'House Hunters' episode [on HGTV] was completed in seven months from contract. I also have a new construction luxury condo under contract that will be closing soon after nearly two years since signing."
Regardless of the type of home you choose, your research can start online. On Homes.com, you can apply the "new home" filter to see all move-in-ready listings, builders and land to develop.
How to search for spec homes online
Spec homes are often called move-in-ready or quick-move-in. Searching online is straightforward because they show up like resale homes.
On Homes.com, you can search for spec homes by looking under the "move-in ready homes" section. When looking for spec homes, you will likely come across communities of several new homes that are very similar if not identical.
With spec homes, "buyers get little or no flexibility — what you see online is usually what you get," said Andrew Fortune, a real estate agent for Great Colorado Homes in Colorado Springs, Colorado.
You should review the spec homes online carefully to ensure they meet your needs. Spec homes are best for buyers with a tight timeline, especially since some close in weeks, not months.
If you have a preferred builder, you can also filter your search on the builder page on Homes.com.
When looking for spec homes, researching the neighborhood, community and location is imperative. Homes.com has profiles on neighborhoods and new home communities to help inform buyers.
"I always advise finding the development that best fits your lifestyle first; only then should you consider which builder best fits your needs," O'Connor said.
Contact the agent once you find the right community. Some communities will have a few agents for the whole development, and some homes will be individually listed. Set up a time to visit the community in person and tour the homes available.
How to search for production homes online
Constructed by high-volume builders, production homes offer a number of floor plans — just like ordering off a set menu.
"A production builder builds a large number of homes with a set number of house plans in a development," said Lauren Reinhardt, a real estate agent with Howard Hanna Beverly-Hanks Fletcher in Asheville, North Carolina. "They generally offer some customization options if you start a new build with them. If the house is completed, you get the finishes they chose. DR Horton and Lennar are large-scale production builders. They have buying power because of the high volume of homes they build, so they can typically build a more affordable home than if you found a builder to build it for you."
Depending on when you start the process of buying a production home, the experience can be closer to a semi-custom home or a spec home. If you join late in the building process, you may be limited on customizations. But if you were part of the project from the beginning, you could add more onto the base package, even if you couldn't change the layout.
By going to the "new communities" tab on Homes.com, you'll see builders' listed 'plans' for the communities. You can view the model homes or online renderings of the home plan on the website. Each plan will have a base price listed but the actual cost could depend on upgrades.
Contact builders' online representatives to learn more about the homes. You can talk to several salespeople as you narrow down your search.
How to search for a semi-custom home online
Semi-custom homes typically offer a home construction service online. Layouts in semi-custom homes are more flexible than production and spec homes and the design is tailored more to your needs.
"Semi-custom is the sweet spot where you can move a wall or expand a room," Fortune said.
Semi-custom homes, like production homes, offer defined styles and lists of materials to choose from. You get a lot of say but there is a starting point.
"A semi-custom home builder usually has a set of house plans they will build on their lot or yours and they will allow for some customization of finishes," said Reinhardt "They offer more flexibility than a production builder and many allow you to choose from a set of options that are pre-determined. Rather than asking you what type of flooring you want, they will give you three or four options."
Contact builders in the communities you are considering to see what semi-custom options are available.
How to search for a custom home online
If you plan to build a home from the ground up, you will need to buy a lot of land. On Homes.com and Land.com, buyers can browse available acreage for development.
"True custom builds start with a blank piece of paper and your own architect," Fortune said.
Finding the land is similar to finding a home online. You can apply filters to limit the price, size, location and terrain. There will be agents on the listings, and you will be able to tour the land before buying. When looking for a lot, it's important to know what can and cannot be built there. Be sure to check the local zoning laws and talk with government officials to confirm the land can be developed the way you want.
You will also need to retain an architect and building team. Design and build teams are typically under one company and are usually smaller firms. Clients make most of the decisions on style, material, and layout, and the architect and builder help bring that vision to life.
"Many custom home builds start with collaborating with an architect," Reinhardt said. "The client is guided by the builder through the entire home-building process from start to finish. Custom homes built by experienced and knowledgeable builders have a high level of craftsmanship and are built for how the owner lives."
It's important that you carefully interview several architects and builders to find the right team.
Whether you buy the land first and then design the home or vice versa is not set in stone but will depend on your financing.