Spend on what's hard or messy to change after you move in: structure, layout, electrical, plumbing and anything behind drywall. Go easier on what you can swap later: light fixtures, faucets, paint and hardware. That rule saves more money than any single upgrade.
The one rule
I went through the design center myself when I bought new construction in 2009. Here's the rule I'd hand anyone walking in:
Do now what's hard to do later. Do later what's easy to do later.
| Do it now | Can wait |
|---|---|
| Structural options: a covered patio, extra windows, a room reconfiguration | Light fixtures |
| Electrical: outlets, ceiling fan supports, extra circuits, TV and data wiring | Faucets and cabinet hardware |
| Plumbing: a gas line, a utility sink, a hose bib | Paint colors |
| Insulation or other energy upgrades | Mirrors and accessories |
| Flooring that runs under cabinets or across most of the house | Window treatments |
| Cabinet layout and height | Backsplash, sometimes |
How much do design center upgrades cost?
It varies widely by builder, community, plan and what you choose. Some buyers add little. Others add a meaningful share of the price.
Two things to know before you go:
- Set a budget first. Decide your total before the appointment. It's easy to spend more one option at a time.
- Ask how upgrades are paid for. Some are rolled into your price and loan. Some need a deposit when you sign. Ask which, and whether deposits are refundable.
What upgrades to skip on a new build?
The ones you can do later for less, or that only you will value:
- Lighting and plumbing fixtures. Easy to swap after closing, often for less.
- Premium paint colors. Paint is a weekend project.
- Very personal style choices. Bold tile or a one-of-a-kind finish can narrow your buyer pool later.
- Top-tier everything. Pick one or two places to splurge, not every room.
What upgrades increase home value the most?
The best guide is what buyers already say they want, and what holds value in resale.
NAHB's 2024 survey of buyers ranked these highest: a laundry room, a patio, ENERGY STAR windows, exterior lighting, a front porch, ceiling fans, garage storage, main-level hardwood flooring, a walk-in pantry, ENERGY STAR appliances and a full bath on the main level.
Remodeling data tells a similar story. The 2025 Cost vs. Value report for the South Atlantic region found modest projects recouped far more of their cost at resale than big ones. A midrange minor kitchen remodel recouped more than its cost, while a midrange major kitchen remodel recouped about half and an upscale one about a third. Exterior items like a new garage door or steel entry door recouped well over their cost.
The lesson carries to the design center: practical, broadly appealing upgrades hold value better than the most expensive finish in every room.
How I'd spend the budget
- Lock in structural, electrical and plumbing items first.
- Then flooring and cabinets, since they're expensive to change.
- Then one or two places you'll enjoy every day, often the kitchen or primary bath.
- Leave the rest for after you've lived there a while.
Who's writing this. I sell new homes for D.R. Horton at Collins Ridge in Hillsborough, so I represent the builder, not you. This guide is general education from my years on job sites and in sales. It isn't legal, tax or lending advice, and it doesn't describe any specific home, price or incentive. Check the sources linked below, and talk with your own lender, agent or attorney before you decide.
Sources
- Outdoor Features and a Laundry Room Among Most Wanted Features, NAHB Eye on Housing
- Cost vs. Value 2025: South Atlantic, Journal of Light Construction
- Home Buyers Are Looking for Amenity-Loaded Kitchens and Bathrooms, NAHB Eye on Housing