In a Springfield, Ohio new build, the base price covers the builder's standard floor plan and standard finishes, upgrades are priced as additions, and most choices lock long before the house is finished: structural options at or soon after contract, and finish selections before or shortly after construction starts. The window is short, since new single-family homes built for sale in the Midwest took an average of 6.5 months from construction start to completion in 2025. Amanda Mullins, REALTOR® with eXp Realty in Springfield, Ohio, helps new construction buyers read the builder's included-features list, price upgrades, and put every selection deadline in writing.
Source: U.S. Census Bureau and HUD, Survey of Construction, average months from start to completion, single-family homes built for sale, Midwest region, 2025 (table "Average Length of Time from Start to Completion," accessed October 18, 2026).
By Amanda Mullins, MBA, SRES, REALTOR® | eXp Realty | Former Appraisal Management Director
What does a new construction base price include?
A base price is the price of one floor plan, on a standard lot, built with the builder's standard ("included") features. Every builder publishes its own included-features list, sometimes called a spec sheet or standard features sheet, and that list is the reliable answer for a specific community. Two homes with the same square footage from two builders can have very different base packages.
In general, a base package covers the structure and the working systems of the house (foundation, framing, roof, windows, insulation, plumbing, electrical, and heating and cooling) plus a standard level of finishes in the kitchen, baths, and flooring. What changes from builder to builder is the finish level and which items are standard versus optional.
The base price usually does not include a premium lot, structural options such as a larger garage or extra room, finish upgrades chosen at the design center, and items many buyers add after closing, such as window coverings or landscaping beyond the builder's standard. The hidden costs guide covers those extras in detail: What hidden costs should Springfield buyers expect with new construction homes?
Base package versus upgrades at a glance
| Category | Often in the base package (verify on the builder's list) | Common paid upgrades | Practical to change after closing? |
|---|---|---|---|
| Structure and layout | The floor plan as drawn, standard garage, standard ceiling height | Extra room or bath, larger garage, finished basement, covered patio | Rarely, and usually at a much higher cost |
| Systems | Standard heating and cooling, water heater, electrical panel and outlets | Higher-efficiency equipment, added outlets and circuits, prewiring for data or cameras | Partly; wiring is far easier before drywall |
| Kitchen and baths | Standard cabinets, counters, sinks, and fixtures | Cabinet and counter upgrades, tile showers, added storage | Yes, but it means remodeling a new home |
| Flooring | Standard flooring by room | Upgraded flooring, flooring in more rooms | Yes, with replacement cost |
| Lot | Standard lot in the community | Lot premium for size, position, or view | No |
| Finishing touches | Builder-standard lighting and paint | Light fixtures, paint colors, hardware | Yes, usually at a lower cost |
Source: general structure of builder included-features lists and design-center processes reviewed October 18, 2026 (for example, Tartan Homes Design Centre Process and Eastwood Homes FAQ). Items vary by builder and community; the builder's written list for the specific home controls.
Which upgrades are worth paying for in a new build?
The upgrades that are hardest to add later deserve the most attention, because the builder can do them before walls close and an owner would have to tear into a finished home to do them afterward. Structural changes, added square footage, extra baths, garage size, and electrical or low-voltage wiring fall in that group. Finishes that are easy to swap later, such as light fixtures, paint, and some hardware, can often wait.
National buyer surveys point the same way. In the National Association of Home Builders' What Home Buyers Really Want study (2024 edition, more than 3,000 recent and prospective buyers), a laundry room and a patio were each rated essential or desirable by 86 percent of buyers, ENERGY STAR windows by 83 percent, exterior lighting by 82 percent, and garage storage by 81 percent.
| Upgrade type | Hard to add after closing? | National buyer interest (NAHB 2024) | Questions to ask the builder |
|---|---|---|---|
| Patio or covered outdoor space | Moderately; concrete and roof tie-ins are easier during the build | Patio: 86 percent essential or desirable | Is it a structural option with a deadline at contract? |
| Laundry room location and layout | Yes; it is part of the plan | Laundry room: 86 percent | Which plans offer a separate laundry room? |
| Energy-efficient windows | Yes; replacing windows later is costly | ENERGY STAR windows: 83 percent | Are the standard windows already ENERGY STAR rated? |
| Exterior lighting and added outlets | Easier before drywall | Exterior lighting: 82 percent | What is the electrical selection deadline? |
| Garage size and storage | Garage size, yes; shelving, no | Garage storage: 81 percent | Is a larger garage offered on this lot? |
| Main-level full bath | Yes; it is part of the plan | Full bath on main level: 80 percent | Which plans include it as standard? |
Source: NAHB, What Home Buyers Really Want, 2024 edition, as summarized by Rose Quint on NAHB's Eye on Housing blog, April 3, 2024 (accessed October 18, 2026). National figures; Springfield buyers may differ.
How much an upgrade adds to resale or appraised value depends on the home, the community, and the comparable sales at the time. Amanda Mullins, a Former Appraisal Management Director with 13+ years of residential appraisal management experience (per her About page, checked October 18, 2026), reviews upgrade choices against how comparable homes in the same community are selling, so buyers can see which choices are personal preference and which tend to show up in value. For current upgrade price ranges in the Springfield area, see How much does a new construction home cost in Springfield, Ohio?
When can you stop making changes on a new construction home?
Each builder sets its own cutoff dates in the purchase agreement or design-center schedule, and those dates usually fall in this order: structural options first, design or finish selections next, and no changes once construction (or a specific stage such as framing or drywall) begins. Published builder policies show how early this can be. Eastwood Homes says structural options must be completed at contract and all design studio selections finalized before the home starts. Greenwood Homes allows structural changes for two weeks after the purchase agreement and asks for design selections within 30 days of contract.
| Selection category | Typical lock point | Why it locks then |
|---|---|---|
| Lot, floor plan, and structural options | At contract or within days to weeks after | The plan goes to permitting and engineering |
| Electrical, plumbing locations, low-voltage wiring | Before rough-in, often with design selections | Trades install these before insulation and drywall |
| Cabinets, counters, flooring, tile, fixtures | At the design-center appointment, before or near construction start | Materials are ordered and trades scheduled |
| Paint and minor finishes | Varies; sometimes later | Least tied to the build sequence |
| Any change after the cutoff | Usually not allowed, or allowed with a change-order fee | Late changes can cause errors and delays |
Source: Eastwood Homes, "Real Estate Questions" FAQ; Greenwood Homes knowledge base, "Can I make changes after construction has started?"; Tartan Homes, "Design Centre Process" (all accessed October 18, 2026). These builders do not build in Springfield, Ohio; they illustrate common practice. Builders in the Springfield area set their own cutoffs in their purchase agreements and design-center schedules, so the written schedule for the specific home is the one to follow.
Homes that are already under construction or finished when the buyer signs (often called quick move-in or inventory homes) may have every selection already made. In that case the "upgrade decision" is really a choice between homes. The step-by-step build timeline is in How long does it take to build a new construction home in Springfield, Ohio?
How do buyers keep track of selection deadlines?
A short written list keeps deadlines from slipping. Amanda Mullins, REALTOR® with eXp Realty, recommends that buyers ask the builder for these items in writing before or at contract:
- The included-features list for the exact plan and community.
- Every selection deadline, by category, with dates.
- The change-order policy, including any fee for a change after the deadline.
- The design-center price sheet, so upgrade prices can be compared before the appointment.
- Confirmation that each signed change order matches what the buyer chose.
Builder incentives can also shift the math on upgrades. See What builder incentives can you negotiate on Springfield new construction?
A note from Amanda
D.R. Horton named me a 2025 Top Performing Real Estate Agent Partner for its Dayton, Cincinnati, and Northern Kentucky region (announced on this blog March 6, 2026). Before real estate, I spent 13+ years in residential appraisal management.
Frequently Asked Questions
What does a new construction base price usually include?
A base price covers one floor plan on a standard lot with the builder's standard features: the structure, the working systems, and a standard level of finishes. Each builder's written included-features list is the reliable answer for a specific home. Lot premiums, structural options, and design-center upgrades are priced on top.
Which new construction upgrades are hardest to add later?
Structural options, added baths or square footage, garage size, energy-efficient windows, and electrical or low-voltage wiring are the hardest to add after closing, because they are built before the walls close. Paint, light fixtures, and some hardware are easier to change later.
When do builders stop allowing changes?
Each builder sets its own cutoffs. Structural options usually lock at or soon after contract, finish selections lock at the design-center appointment before or near construction start, and published builder policies show that changes after a set stage are usually not allowed or carry a change-order fee.
How long does it take to build a new home in the Midwest?
New single-family homes built for sale in the Midwest took an average of 6.5 months from construction start to completion in 2025, according to the U.S. Census Bureau and HUD Survey of Construction. Individual homes can take more or less time.
Talk with Amanda
Planning a new build in Springfield, New Carlisle, Enon, or elsewhere in Clark County? Call or text Amanda Mullins at (317) 750-6316, or use the contact page.
Sources
- U.S. Census Bureau and HUD, Survey of Construction, "Average Length of Time from Start to Completion of New Privately Owned Residential Buildings," Midwest, 2025: https://www.census.gov/construction/nrc/xls/avg_starttocomp_cust.xlsx (accessed October 18, 2026). Midwest built for sale: 6.5 months (2025), 6.7 months (2024). United States built for sale: 6.1 months (2025).
- NAHB, What Home Buyers Really Want, 2024 edition, summarized in "Outdoor Features and a Laundry Room Among Most Wanted Features," Eye on Housing, April 2024: https://eyeonhousing.org/2024/04/outdoor-features-a-laundry-room-among-most-wanted-features/ (accessed October 18, 2026).
- Eastwood Homes, "Real Estate Questions": https://www.eastwoodhomes.com/our-company/faq (accessed October 18, 2026).
- Greenwood Homes, "Can I make changes after construction has started?": https://knowledgebase.greenwoodhomes.com/can-i-make-changes-after-construction-has-started (accessed October 18, 2026).
- Tartan Homes, "Design Centre Process": https://tartanhomes.com/design-centre-process/ (accessed October 18, 2026).
- Amanda Mullins, About page: https://www.movesmartwithamanda.com/about, and "Amanda Mullins Named 2025 Top Performing Agent Partner by D.R. Horton" (published March 6, 2026): https://www.movesmartwithamanda.com/blog/amanda-mullins-named-2025-top-performing-agent-partner-by-dr-horton (both checked October 18, 2026).
Helpful Related Reading
- How much does a new construction home cost in Springfield, Ohio?
- What hidden costs should Springfield buyers expect with new construction homes?
- How long does it take to build a new construction home in Springfield, Ohio?
- DR Horton vs Arbor Homes vs Fischer Homes: which Springfield builder fits you?
- What do new construction warranties cover in Springfield, Ohio?
- Should you get a home inspection on new construction?
- Living in Springfield, Ohio
All links above returned 200 on October 18, 2026.
