Thinking About Building a New Home in the Chicago Suburbs?
More and more buyers in the Chicago suburbs (especially in places like Naperville, Glen Ellyn, and Wheaton) are starting to ask whether building a new home might make more sense than buying resale. With limited inventory, older homes needing work, and prices not always reflecting condition, it’s a valid question.But building isn’t just a different end result—it’s a completely different process. It comes with a different pace and timeline, a different level of involvement (and cost), and often a different kind of stress.
Don’t get me wrong though. I’ve seen new construction be an incredible option for the right people. When it’s done well, it can be 100% rewarding! Today’s post isn’t meant to convince you one way or the other. My hope is that it helps you figure out if the building process is something you'd actually be interested in—not just in theory.
Let’s start here: What does "new construction" actually mean?
Some people assume that building a home means perhaps picking a model, choosing finishes, and then boom: waiting for it to be built. In some cases, maybe that’s mostly true—especially with large production builders working in newer subdivisions. But there are also semi-custom and fully custom options out there, and the differences between them aren’t small. How you build (and who you build with) completely changes what the experience looks like, how involved you’ll need to be, and how much flexibility (and yes, sadly possibly headache) comes with it. That is why I always start here: not with floor plans or pricing necessarily, but with process, and nailing down what your true ‘needs’ are.
Do you want decisions made for you, or do you want to be hands-on?
Do you need to move by a specific date, or are you willing to wait if it means getting it right?
Are you excited to be involved, or do you already know you’ll burn out after the third email about lighting placement?
These are the kinds of questions that will shape whether this path is going to be a good fit—or just feel like too much.
What kind of builder are you working with?
How you plan to build, and who you choose to build with, shapes the entire experience you’ll go through. It’ll impact your timeline, level of involvement, design options. Everything. I’ve put together a quick breakdown of the most common builder types you’ll come across in the Chicagoland area suburbs, and a few of my thoughts and overall considerations to know about each.
Production Builders
Think: Pulte, Lennar, Ryan Homes, and other national names
These are large-scale builders that are usually developing entire subdivisions at once. They typically offer a set list of floor plans with very streamlined upgrades, and predictable pricing. In many cases, you’ll be choosing from pre-approved selections rather than customizing every detail. Some homes are built on spec (just means they’re already under construction), while others are “to-be-built” once you pick your lot and layout.
You’ll find these most often in fast-growing areas like Plainfield, Aurora, and Oswego, as these are places where there’s space to build full neighborhoods efficiently.
Good fit if: you want new construction without managing a million choices, and you’re okay with less customization in exchange for simplicity and speed!
Semi-Custom Builders
Local example: DJK Custom Homes (Naperville area)
Semi-custom builders offer more flexibility than production, but without the full start-from-scratch intensity of a true custom build. You’ll usually begin with a base plan that you can modify, or work from your own inspiration within the builder’s framework. Design options are wider, and you’ll have more say in layout, finishes, and materials.. but that also means more decisions, more meetings, and more variables to manage.
Semi-custom builders definitely operate in pockets of DuPage County (think Naperville, Warrenville, Glen Ellyn) where they can build on one or a few lots at a time—sometimes on infill sites or tear-downs.
Good fit if: you want creative input, but still appreciate structure and guidance. You’re comfortable being involved, but don’t want to manage a project solo.
Custom Builders
Often paired with private architects or design-build firms
Custom means just that: custom. From the architectural design and floorplan to materials, finishes, and how the home sits on the land—you are involved in everything (music to my Virgo ears if I’m being honest haha). It also means managing permitting, site prep, soil testing, utility planning, and budgeting in more of a hands-on way. These projects are usually one-offs, and timelines are longer.
You’ll see true custom homes pop up in areas like Naperville, Hinsdale, Glen Ellyn, and Elmhurst—especially where teardown-and-rebuilds are common or where buyers want something tailored to a very specific lifestyle or lot.
Good fit if: you have a clear vision, a flexible timeline (and budget), and a trusted team—or you’re ready and open to assemble one. You want something truly yours and you’re not afraid of complexity.
The Questions I Ask My Clients Up Front:
1. Do you want design control? More like design guidance?
Be honest with yourself: do you actually want to make every decision haha… or do you just want to love the result without thinking through every tiny detail?
If you’re energized by laying out every cabinet, choosing grout color, mapping lighting, and obsessing over edge profiles—amazing. You’ll probably enjoy the process of a custom build. But if you’re already tired just reading that? We can still build—you’ll just want a builder with curated finish packages and a clear roadmap.
Amanda tip: You don’t need to know everything. But you do need to determine whether creative control sounds exciting, or exhausting.
2. Are you prepared for the timeline? Like, really really prepared?
Many buyers will hear “6–8 months” and mentally circle a move-in date. But I like to pad that estimate—especially in the suburbs—because sooooooo much depends on:
permitting lead times (which vary wildly by municipality)
weather (hello, Midwest spring)
supply chain delays (still happening)
and builder scheduling (many are balancing 10+ projects at once)
A safe working window is 9–12 months from contract to keys in hand (longer if you’re building custom, or still need to secure land of course). And if you’re building on a raw lot (vs. inside a subdivision), add time for:
surveys
soil tests
utility hookups
driveway + landscape planning
septic/well approvals if needed
3. How picky are you about location? And how flexible are you willing to be?
Here’s the truth: most new builds in the Chicago suburbs happen either:
in new subdivisions further west or south (think Plainfield, Oswego, Yorkville), or
on infill lots and teardown sites (like Hinsdale, Glen Ellyn, or parts of Wheaton)
So if walkability, old trees, or historic charm are a must-have, we’ll just need to get creative, either by building on a teardown lot or working with a builder who can bring warmth and character into a new home.
If you’re leaning more toward open-concept layouts, energy efficiency, and cleaner finishes? You could be a great match for production-style communities!
4. How clear is your budget, and what aren’t you thinking about yet?
When you see “starting from the mid $600s,” that’s base pricing. Here’s what they don’t show you that often gets layered in:
lot premiums (commonly $15K–$100K+)
finish upgrades (even for basics like cabinet hardware or lighting)
appliances and fixtures (not always included)
post-closing costs (fencing, decks, landscaping, window treatments)
builder fees, inspection charges, and warranty services
It’s not unusual for final costs to land 15–30% above the original “starting at” price. I will never ever say anything to dissuade or scare you—so know that! But I share this to equip you. If you’re navigating a new build with me, I’ll help you weigh where it makes sense to spend now (layout, kitchen function, insulation) and where we can phase things out or save.
Amanda tip: Some upgrades are about aesthetics. Others are about resale, durability, or daily peace of mind. I’ll always help you tell the difference!
Want to Chat About Building a New Home?
Whether you're exploring quick-delivery options, researching local builders, comparing price models, or just trying to figure out if the vision in your head matches your actual budget, I’m always here to help.
I think I’m also going to turn this into a multi-post series so I can continue breaking down a few conversations I feel buyers will find helpful when it comes to building—so stay tuned if this is a topic that interests you!
