New Construction in Henry County — Where the Commissions Are

New construction in Henry County is booming. Over 170 communities, 500+ available homes, and national builders like DRB Homes, D.R. Horton, Pulte, Lennar, and Starlight are all competing for buyers. That's a lot of inventory, a lot of commissions, and a lot of agents who don't understand how this market actually works.

The agents making money in new construction aren't the ones dropping buyers off at model homes. They're the ones who understand builder pricing, know which communities to target, and can protect their clients from the mistakes that turn a good deal into a bad one.

The Base Price Is Marketing. Teach Your Buyers the Real Math.

Every builder advertises a starting number. It's real — but it's for a version of the house nobody actually wants to live in. Here's how the math breaks down on a typical Henry County new build:

• Advertised base price: $340,000
• Lot premium (corner, cul-de-sac, backing to trees): +$5,000 to $25,000
• Structural upgrades (covered patio, extra bedroom, bonus room): +$8,000 to $30,000
• Interior upgrades (quartz counters, hardwood floors, upgraded cabinets): +$15,000 to $45,000
• Closing costs with builder's preferred lender: ~$8,000 to $12,000

Realistic all-in price: $376,000 to $452,000.

That $340K home on the billboard? Budget $380K-$420K for the version with the finishes shown in the model. When your buyer is comparing new construction to resale, make sure they're comparing apples to apples — because the builder's sales agent sure isn't going to do that for them.

The flip side: builders are offering real incentives right now, especially on inventory homes (already built, sitting on the lot). You can find $10K-$20K in closing cost credits or rate buydowns on move-in-ready specs. Always ask about inventory homes first. That's where the best deals are, and that's where you earn your commission by finding value the buyer wouldn't find alone.

Know the Communities by City

You can't sell new construction in Henry County if you don't know what's building where. Here's the breakdown:

McDonough (30252/30253) has the widest range — mid-$300Ks to $600K+. Brush Arbor and Cooper Park (both DRB Homes) are the volume plays in the $400K-$500K range. Cooper Park has 129 lots across two phases with larger lots than most new communities. Estates at Anderson Point Phase 2 (Pulte) offers "Life Tested" floor plans that family buyers love. If a buyer wants new construction in McDonough with the best balance of price, location, and quality, send them to Cooper Park and Brush Arbor first.

Stockbridge (30281) stays slightly higher on price because of Atlanta proximity. Echo Glen at Eagles Landing (184 townhomes, Forestar/D.R. Horton) is the best path to new construction under $300K in the county. That's your first-time buyer play. Burchwood (DRB Homes) offers 4-sided brick minutes from I-75 for commuters.

Hampton (30228) runs the full spectrum. Towne Center (DRB Homes) starts in the high $200Ks — one of the most affordable new construction entry points in the county. Heritage Point (Lennar) bundles upgrades into the base price with their "Everything's Included" model. Less sticker shock. Cambria at Traditions goes up to mid-$600Ks for the premium buyer.

Locust Grove (30248) has the lowest entry prices and the biggest active community: Kendall Grove Phase 1 (Starlight Homes) with 225 lots starting under $300K. Starlight is D.R. Horton's entry-level brand — basic finishes, but the price point is the point. At the other end, Kingston (DRB Homes) targets move-up buyers in the low $500Ks to low $600Ks.

The Moratorium Angle — Use It

In early 2025, the Henry County Board of Commissioners adopted a moratorium on new residential rezoning. Here's what this means for you and your buyers:

Already-approved communities are building on schedule. Every subdivision listed above was approved before the moratorium. But new applications must follow updated zoning codes that likely require larger lots and different density standards.

Future supply will tighten. About 30 pending cases were in the pipeline when the moratorium hit. As current communities sell through their lots, there will be fewer options in 2027-2028.

This is a closing tool. Today's selection is the best it's going to be for the next 2-3 years. A buyer who's on the fence about new construction needs to understand that waiting doesn't mean more choices — it means fewer. That's not pressure. That's market reality.

The Five Things That Protect Your Buyer (and Your Reputation)

New construction deals go sideways when agents treat them like resale transactions. They're not. Here are the five things you should be doing on every new build:

1. Get an independent home inspection. Yes, even on a new home. Georgia requires builders to provide a written warranty, but it typically covers only workmanship and materials defects — and the one-year clock starts at closing. A pre-closing inspection ($400-$600) catches issues while the builder is still motivated to fix them. Skip this and you own whatever your buyer discovers in month three.

2. Know Georgia's Right to Repair Act. If your buyer discovers defects after closing, Georgia law requires written notice to the builder at least 90 days before filing a lawsuit. The builder then has the right to inspect and offer to repair. Know this timeline. Explain it to your buyer at closing. It's the kind of detail that separates a professional from a transaction processor.

3. Challenge the "preferred lender" default. Builder-preferred means preferred by the builder. Get your buyer a competing quote from an independent broker. Compare total loan cost, not just the rate. Sometimes the builder incentive wins. Sometimes it doesn't. But you should always check.

4. Walk the neighborhood at 6 PM on a Tuesday. Model homes are staged and staffed during business hours. Visit when people are home and the sales office is closed. That's when you see what life actually looks like. Drive the street your buyer is considering. Count the occupied homes vs. active construction. This takes 20 minutes and it's the difference between selling a model and selling a neighborhood.

5. Read the HOA documents before your buyer commits. Fees run $50-$200/month, but what matters more is what the HOA restricts: rental rules (critical if they might convert later), exterior modifications, parking, special assessments. Get the full CC&Rs before signing. The buyer who discovers rental restrictions after closing is the buyer who leaves you a one-star review.

New Construction vs. Resale — Have the Honest Conversation

For a typical 4-bedroom in McDonough: $380K-$440K new vs. $320K-$370K resale. New construction wins on maintenance costs ($1K-$2K/year vs. $3K-$6K), energy efficiency, and warranty coverage. Resale wins on price, mature landscaping, and established neighborhoods.

Neither is objectively better. Your job isn't to push one over the other — it's to help your buyer understand the trade-offs clearly enough to make a confident decision. The agent who does that earns the commission. The agent who just drives them to model homes earns a Zillow lead.

Henry County's new construction market is one of the best opportunities in metro Atlanta right now. But only for agents who know it well enough to guide buyers through it honestly.