Buying New Construction in Dublin: A Practical Guide

Thinking about buying a brand-new home in Dublin and not sure where to start? You’re not alone. New construction can offer modern design, energy efficiency, and a smooth move-in, but the process has its own rules in California and the City of Dublin. In this guide, you’ll learn what to expect on timing, costs, contracts, inspections, and taxes so you can buy with confidence. Let’s dive in.

Why new construction in Dublin works

New homes in Dublin are built under California’s current building and energy codes, known as Title 24. That means stronger energy efficiency requirements and features like EV-readiness in many cases. You often get modern layouts, flexible bonus spaces, and the chance to choose finishes that fit your lifestyle.

Dublin homes are also subject to local permitting and inspections by the City of Dublin Building and Planning Divisions. You benefit from code-compliant construction and city oversight before a Certificate of Occupancy is issued. As a buyer, you still want your own due diligence, which we’ll cover below.

Property taxes in California follow Proposition 13. Your new home will generally be reassessed at the purchase value, then you’ll pay roughly 1 percent of that amount plus voter-approved local assessments and special taxes. Some new subdivisions also include Mello-Roos or Community Facilities District assessments, which are separate recurring charges. You can confirm parcel-specific taxes with the Alameda County Assessor.

How the new build process works

Three common paths

• Completed or spec home. The home is finished and you can close as soon as your loan, title, and city approvals line up. Timing is often similar to a resale purchase.
• Model or home in progress. The home is near completion. You may have a short wait for the builder’s punch list and final inspections before you close.
• To-be-built home. You select a lot and floor plan, choose options, and wait for construction. This path requires the most patience and planning.

Typical timelines

• Completed/spec homes. Plan for about 30 to 60 days from contract to close, depending on financing and escrow.
• To-be-built homes. Expect about 6 to 12 months or more. Weather, supply chains, and city inspections can shift dates, so build in a buffer.

Key milestones from start to close

1. Tour models and review pricing, lots, and floor plans.
2. Make a reservation or provide an initial deposit. Ask about refundability.
3. Sign the builder’s purchase agreement and select options or upgrades.
4. Apply for financing. Some builders require preapproval or have preferred lenders.
5. Construction begins with regular milestone updates.
6. Schedule independent inspections where allowed, such as pre-drywall and final.
7. Complete your final walkthrough. The city issues final approvals and occupancy.
8. Close escrow and take title.
9. Warranty coverage begins per the builder’s written warranty.

What to budget for

Upfront and recurring costs

• Base price plus any lot premium. Premiums can reflect orientation, size, or views.
• Options and upgrades. Think flooring, cabinets, countertops, appliances, lighting, and landscaping. Clarify pricing and deadlines.
• Impact and connection fees. Developers often pass along water, sewer, school, and other fees. Review your contract and disclosures.
• HOA dues and fees where applicable. Review the budget, reserves, and CC&Rs before you commit.
• Special taxes. Some Dublin-area subdivisions include Mello-Roos or CFD assessments in addition to property taxes.
• Closing costs. Title, escrow, recording, and lender fees if you finance.
• Utility set-up and hook-ups. Clarify which services are active at close.
• Financing for upgrades. If upgrades are rolled into your loan, confirm how that affects your down payment and monthly cost.

Taxes and incentives to understand

• Proposition 13 reassessment. New construction is generally reassessed at your purchase value plus any local assessments.
• Solar and energy incentives. New homes may include solar or EV readiness to meet code. If you own, not lease, a solar system, you may be eligible for the federal Residential Clean Energy Credit under current rules. State and local incentives change frequently, so check current guidance and speak with your tax advisor.

Financing your new build

Common loan structures

• Standard mortgage at close. Most completed and many in-progress homes can close with a conventional mortgage, similar to a resale purchase.
• Construction-to-permanent loan. For to-be-built homes, you may carry a construction loan that converts to a mortgage at completion. Expect interim interest and different underwriting.

Builder incentives and buydowns

Builders sometimes offer closing cost credits, upgrade allowances, or temporary rate buydowns if you use a preferred lender. These can be worthwhile, but compare the total cost. Review rate, points, fees, and buydown terms side by side with an outside lender so you know the true net benefit.

Due diligence that protects you

Vet the builder and approvals

• Verify the builder’s California contractor license. You can review licensing and complaint history with the Contractors State License Board.
• Review local approvals. City of Dublin Planning and Building records list permits, conditions of approval, and required mitigation measures for each project.

Inspections to schedule

Independent inspections are recommended, even for new homes. Where allowed by the builder’s contract and schedule, aim for:

• Pre-slab or pre-pour inspection when feasible.
• Pre-drywall inspection of framing, electrical, plumbing, and HVAC.
• Final inspection and detailed walk-through.

If the builder requires coordination or limits access, get clear dates and rules in writing. Add inspection rights into your contract when possible.

Warranties and SB 800 basics

Builders typically provide a written warranty with coverage by component. It often includes a short-term workmanship period, a systems warranty for items like plumbing and HVAC, and longer structural coverage, sometimes through a third-party warranty provider. California also has statutory protections for new homebuyers under the SB 800 framework. Know how to submit any claims, timelines for builder response, and the dispute resolution steps spelled out in your documents.

Title, easements, HOA, and public improvements

Review the preliminary title report, recorded maps, easements, and CC&Rs if there is an HOA. Ask for the HOA budget, reserve study, and rules. Understand the developer control period and how the community transitions to homeowner control. Also confirm whether streets, parks, and utilities have been accepted by the city, since unaccepted improvements can affect maintenance and liability.

Natural hazards and site conditions

Dublin is in a seismically active region. Some areas may also be mapped for flood, landslide, or other natural hazards. Review the Natural Hazard Disclosure, FEMA flood maps, and any site-specific geologic or soils reports required for the subdivision. Ask your inspector to flag any maintenance tasks that protect your home over time.

Builder contracts: terms to watch

• Inspection contingency. Builders may limit independent inspections to certain stages. Seek written access for pre-drywall and final, plus a reasonable repair window.
• Financing contingency. Confirm deadlines tied to loan approval and rate lock periods.
• Delays and remedies. New builds can run behind schedule. Review how closing dates move, what happens to your deposits, and whether liquidated damages apply.
• Options and change orders. Confirm selection deadlines, pricing, and how any change orders are paid or financed.
• Occupancy timing. Some builders close before the city accepts public improvements. Understand what that means for maintenance or access.

Negotiation tips for Dublin builds

• Target lot premium adjustments. Less favored lots sometimes allow price flexibility.
• Ask for credits or inclusions. Closing cost credits, appliance packages, or specific upgrades can add real value.
• Compare lender options. Weigh the builder’s incentive against independent lender quotes to find the lowest total cost.
• Protect contingencies. Keep inspection and financing protections in place as long as the contract allows.

A practical buyer checklist

Use this quick list to stay on track:

• Verify the builder’s license and complaint history with the CSLB.
• Request the builder’s purchase contract and addenda before design center visits.
• Ask for a sample closing statement to preview costs.
• Confirm if the home includes solar and whether it is owned or leased.
• Map out the closing timeline and how delays are handled.
• Confirm permit status and the Certificate of Occupancy process with the builder.
• Book independent inspections at pre-drywall and final.
• Review the builder’s written warranty and how to register a claim.
• Read the title report, recorded maps, easements, and CC&Rs.
• Request parcel-specific property tax and special assessment estimates from the Alameda County Assessor.
• Compare at least one third-party lender quote to any preferred-lender offer.
• Obtain geotechnical or soils documents if available, and review the Natural Hazard Disclosure and FEMA maps.

Schools and boundaries

Most Dublin addresses fall within the Dublin Unified School District. New development can trigger school impact fees, which are handled through the local approval process. If schools are a priority, confirm the specific district boundaries and assigned schools for the property you are considering, since attendance zones can change.

The bottom line

Buying new construction in Dublin can be a smart move if you plan your financing, protect your inspection rights, and understand local taxes and fees. With clear timelines and the right contract terms, you can avoid surprises and enjoy a smooth handoff from builder to homeowner. If you want a local advisor who will help you compare communities, review contracts, and coordinate inspections, we are here to help.

Ready to explore new construction in Dublin with a clear plan? Schedule a complimentary consultation with the Jenn Collins Group.

FAQs

How long does it take to buy a new build in Dublin?

• Completed homes often close in 30 to 60 days, while to-be-built homes commonly take 6 to 12 months or more depending on construction and inspections.

What is different about property taxes on new construction?

• Under Proposition 13, a new home is generally reassessed at your purchase value plus local assessments, and some communities may include separate Mello-Roos or CFD charges.

Can I hire my own inspector for a brand-new home?

• Usually yes, but builder contracts often set the stages and timing, so negotiate pre-drywall and final inspection access in writing.

Do I have to use the builder’s preferred lender to get incentives?

• Many incentives are tied to preferred lenders, but you should compare the total cost against an outside lender to see which option truly saves you more.

What protections do I have if something goes wrong after I move in?

• Builders provide written warranties and California’s SB 800 framework sets standards and timelines for defect claims, so keep records and follow the claim steps in your documents.

Are school impact fees included in my price?

• Developers handle impact fees as part of approvals, but costs can be reflected in pricing; confirm details for your specific community and ask for documentation.