Torn between a brand‑new build and a great resale in North Huntingdon? You are not alone. With prices, timelines, and features varying widely, it can be tough to see which path truly fits your budget and move‑in goals. In this guide, you will get a clear, local comparison of costs, timelines, taxes, HOAs, energy performance, and warranties, plus examples of nearby communities. Let’s dive in.
North Huntingdon market snapshot
If you start with the big picture, resale homes in North Huntingdon typically trade below the price of many new builds. As of December 2025, public market data shows a median listing price around $259,450 and roughly $195 per square foot for the township. In June 2025, the township’s median sold price was $271,000, and that series showed a year‑over‑year increase for 2025. You can use the sold‑price series for realistic resale comparables in Rocket’s North Huntingdon report.
By contrast, new homes in local builder communities commonly start in the mid‑$300s to mid‑$400s, with larger plans and options reaching into the $400k–$600k range in pockets served by the Norwin School District. That spread often reflects bigger floor plans, modern layouts, new systems, and higher efficiency.
New vs. resale at a glance
| Topic | New Construction | Resale Homes |
|---|---|---|
| Typical price | Often mid‑$300s to mid‑$400s, with examples like Ryan Homes’ Tuscan Hills starting in the mid‑$400s per the community page. | Many sales land in the mid‑$200s. Township median sold price was $271,000 in June 2025 per Rocket. |
| Price per sq ft | Commonly $200+ per sq ft for new builds, depending on plan and finishes. | Often $150–$200 per sq ft depending on age, updates, and location. |
| Lot sizes | Production lots typically around 0.15–0.35 acres. Custom options like The Legends offer larger sites, often 0.5–0.9 acres per the developer. | Established neighborhoods often range around 0.1–0.3 acres, with some larger parcels on the township’s edges. |
| Finishes | Open layouts, contemporary kitchens, and energy‑efficient systems are common inclusions. Many upgrades are optional. | Finish level varies by age. You may plan for kitchen/bath refreshes, roof/HVAC age, and cosmetic updates. |
| Energy & warranty | Built to current code, and some programs exceed code for efficiency. Typical builder warranties follow a 1‑year workmanship, 2‑year systems, 10‑year structural pattern. | Energy performance varies with age and upgrades. No builder warranty, though you can negotiate a home warranty. |
| Time to move in | Estimate 6–12 months for a production build after permits, longer for custom. Quick‑move‑in inventory can shorten that. Permits are reviewed in about 15 business days by the township for residential. | Once under contract, many closings complete in 30–45 days, subject to lender and title timelines. |
Why new builds often cost more
- Square footage and layout. New homes often provide more livable square feet, open kitchens, and larger primary suites. That adds cost per plan.
- New systems and materials. You get newer HVAC, roof, windows, and insulation, which lowers early maintenance and may reduce monthly utility bills.
- Upgrades and site costs. While many finishes are included, popular add‑ons like hardwood floors, finished basements, upgraded cabinetry, and premium lots can add tens of thousands to the base price. Clarify what is standard versus optional before you sign.
Timeline: build vs. buy
If your move‑in date is firm, timing may be the deciding factor.
- Permit and plan review. North Huntingdon Township allows about 15 business days to review residential building permits and roughly seven weeks for subdivision and land development applications, per the township FAQ. See the township’s permit timing and process details.
- Build duration. National and industry data suggest many single‑family builds average around 8–10 months, with a broader 6–12 month window for production builders depending on the plan and season. See a helpful overview of typical build durations in this industry summary.
- Resale closing. Buying an existing home often means a 30–45 day closing after contract and loan processing, which suits buyers with a tight deadline.
If you must be in a home by a set date, consider a resale or a builder’s quick‑move‑in option. If timing is flexible, a to‑be‑built home opens more choices for layout and finishes.
Taxes, HOA fees, and monthly costs
- Property taxes. Township discussions for 2025 reference 9.23 mills for real estate millage. Always confirm the current rate with the North Huntingdon tax office, since millage can change. See the township’s budget and millage context.
- Supplemental tax bills. New construction buyers may receive an adjusted or supplemental tax bill once the home is completed and assessed. Ask your closing team how prorations will be handled.
- HOAs and maintenance. Many new communities include an HOA with covenants. Fees may cover roads, common‑area upkeep, or even lawn and snow service in low‑maintenance products. MLS fields sometimes list a bare fee amount without clarifying whether it is monthly or annual, so always ask for the HOA Declaration, Bylaws, most recent budget, and a fee schedule before you commit.
Energy performance and warranties
- Lower utility usage. New homes are built to today’s code and can be more efficient than older homes. ENERGY STAR certified new homes are designed to exceed code and reduce energy use. Learn how these standards work on the ENERGY STAR program overview.
- Typical warranty coverage. Many production builders follow a common structure of 1‑year workmanship, 2‑year systems, and 10‑year structural coverage. Always review the builder’s written warranty and what voids coverage.
Inspections you still need
- New construction. Independent inspections are still smart. Many buyers schedule a pre‑drywall inspection and a final inspection to catch issues early. See why experts recommend phase inspections in NAR’s inspection guidance.
- Resale homes. A full home inspection is standard, and you may add sewer, radon, chimney, or pest inspections based on the property.
Financing: construction vs. standard mortgages
- New construction. You may use construction or construction‑to‑permanent financing, and some lenders offer one‑time close options under FHA or VA programs. Availability varies by lender and borrower profile. Read an overview of one‑time close options in this FHA resource. Start the lender conversation early because documentation and draw schedules differ from a standard loan.
- Resale. Most buyers use conventional, FHA, or VA purchase mortgages with standard processing and appraisal steps.
Local examples to know
- Tuscan Hills by Ryan Homes. Active community in North Huntingdon, marketed in the Norwin School District. Current phases show starting prices in the mid‑$400s and promote open plans, quartz countertops, and cul‑de‑sac homesites. See the Tuscan Hills community page.
- Willow Estates by Maronda. A production‑builder option in the Irwin and North Huntingdon area, with examples in the high‑$300s to $400ks depending on plan and availability. Ask about quick‑move‑in inventory if your timeline is tight.
- The Legends by Scalise Homes. A local custom and paired‑villa community with larger lots often around 0.5–0.9 acres and a low‑maintenance villa product that includes lawn and snow service. Explore the Scalise Homes overview.
- Mountain Ridge Estates by Parry Custom Homes. A custom‑oriented option referenced by the builder for North Huntingdon, suited for buyers who want to tailor plans and finishes. See Parry’s community note.
- Established resale neighborhoods. Kerber Farms Estates, Markvue Manor, Circleville, and Lincoln Hills showcase a range of home ages and lot sizes, commonly in the 0.1–0.3 acre range, with prices that often align with the township’s resale median.
Which path fits you?
Choose new construction if you want:
- Modern layouts, energy efficiency, and lower near‑term maintenance
- The ability to personalize finishes and possibly choose a premium homesite
- A longer runway before move‑in or access to quick‑move‑in builder inventory
Choose resale if you want:
- A lower purchase price relative to many new builds
- A faster move‑in, often within 30–45 days
- Established neighborhoods with mature landscaping and varied architecture
Hybrid strategies to consider:
- Target a builder’s quick‑move‑in home to blend speed and new‑home benefits.
- Buy a solid resale now and plan staged updates to meet your style and budget.
Your next steps
- Verify permit timing and any zoning, grading, or stormwater requirements with the township. Use the township FAQ page.
- Confirm the current property tax millage with the tax office and ask how supplemental bills work on new construction. See the township’s budget and millage reference.
- For new builds, request the builder’s standard specifications, option pricing, and warranty documents in writing.
- For any HOA community, ask for the Declaration, Bylaws, current budget, reserve study if available, and a fee schedule.
- Schedule independent inspections. Plan for pre‑drywall and final on new construction, and a full inspection plus any recommended specialty checks on resales. See NAR’s guidance.
- Talk to a lender who handles construction‑to‑permanent loans if you are building, or get pre‑approved for a standard purchase if you are buying resale.
Ready to compare specific homes, run numbers, and walk communities in North Huntingdon? Connect with Adam Slivka and Team for on‑the‑ground guidance, real‑time MLS access, and a clear plan from search to close.
FAQs
What is the price gap between new and resale in North Huntingdon?
- Many new builds list from the mid‑$300s to mid‑$400s or higher, while the township’s median resale sold price was $271,000 in June 2025 per Rocket’s report.
How long does it take to build a new home locally?
- Plan for roughly 6–12 months for a production build after permits, with an average around 8–10 months per industry summaries, plus about 15 business days for the township’s residential permit review.
Do new homes really have lower energy bills?
- New construction is built to modern code and, when ENERGY STAR certified, is designed to exceed code and reduce energy use, which can lower monthly utility costs.
What taxes should I expect on a brand‑new home?
- North Huntingdon’s millage discussions referenced 9.23 mills for 2025, and new builds may receive supplemental tax bills after completion, so confirm current millage and assessment timing with the township.
Do I still need inspections on new construction?
- Yes, schedule independent phase inspections such as pre‑drywall and final; experts report they often uncover items worth addressing before closing.
What are typical lot sizes for new vs. resale?
- Production new‑home lots often run about 0.15–0.35 acres, while established resale areas commonly range 0.1–0.3 acres; custom communities like The Legends offer larger 0.5–0.9 acre sites.
Will my new construction home come with a warranty?
- Most production builders offer a common structure of 1‑year workmanship, 2‑year systems, and 10‑year structural coverage, but always review the specific written warranty before signing.
