What Does the Base Price Include on a New Build in Virginia?

A two-story colonial-style new construction home in Virginia with light grey siding, white trim, black shutters, and stone foundation accents under a bright blue sky with scattered clouds

New Construction Q&A, Part 7 A series answering the questions buyers ask most

Welcome to the seventh installment of the New Construction Q&A series. Each article takes one real question from Virginia buyers, answers it in plain language, and spotlights a builder active in the market. This week we answer the question that comes up at almost every first model home tour: what is actually included in the base price, and what is going to cost extra? If you have a question you want covered in a future installment, send it to me through the contact page and it may be next.

As a licensed Virginia REALTOR® with eXp Realty, I hear the base price question on nearly every new construction tour I attend. Buyers walk into a beautifully decorated model home, see a price that looks achievable, and then the numbers drift higher as the lot, structural options, and design center selections get added. The base price is never a trick, but it is also never the whole story. In this guide I will break down what the base price actually covers on a new build in Fredericksburg, Stafford, Spotsylvania, Orange, Fairfax, and Prince William County, what builders charge extra for, how much buyers commonly budget beyond the base, and the questions to ask so you never get surprised by the final number.

What Does the Base Price of a New Construction Home Include in Virginia?

The base price is the builder's starting price for a specific floor plan built to the community's standard features and finishes on a standard homesite. It covers the home itself, everything needed to make it a livable, code-compliant house:

The structure and shell. Foundation, framing, exterior finish, roof, windows, exterior doors, and insulation. The home is built to the local building code and to the builder's standard energy specifications.

The mechanical systems. Heating, cooling, plumbing, and electrical, all roughed in and finished to the standard package, including standard fixtures and outlets.

Standard interior finishes. Drywall, standard-grade flooring, baseboards, interior doors, builder-grade cabinets and countertops, and the standard paint colors. Every builder's standard grade is different, which is exactly why the written features list matters.

The standard appliance package. Many builders include a range, dishwasher, and microwave in the base price. Refrigerators and washers and dryers are commonly separate, and the exact package varies by floor plan and community.

Some builders include more in the base price and some include less. A few include standard landscaping and sod, others leave the yard for you. Some communities include a standard garage with the plan, while attached plans may treat a garage as part of the design. There is no universal list, which is why the single most important document in new construction pricing is the included-features sheet, in writing, for the exact plan and community you are considering.

What Costs Extra on Top of the Base Price?

Once you understand the base price, the next question is what pushes the final number up. In my experience, the additions fall into a few predictable buckets:

The lot premium. An added charge for the specific homesite you choose, based on its size, position, and views. Premiums commonly run from a few thousand dollars to five figures, and exceptional sites can cost far more. The lot premium is added to the base price before anything else.
Structural options. Changes to the footprint or structure of the home, such as a finished or extended room, a different elevation, brick or stone exterior upgrades, or garage changes. These are locked into the contract early and generally cannot be added later, so they deserve your attention first.
Design center selections. Finish upgrades like upgraded flooring, countertops, cabinets, fixtures, and appliances, chosen at the builder's design center. This is where buyers customarily spend the most beyond the base, and it is the easiest category to scale up or down.
Closing costs and prepaids. Lender fees, title work, and prepaid taxes and insurance are paid at settlement, not through the builder. On a new build these typically run about 2 to 5 percent of the purchase price, and I cover the details in my closing costs guide.
Community fees and site work. HOA or community association dues are separate monthly costs where an association governs the neighborhood, and extras like decks, patios, fences, retaining walls, and landscaping beyond the builder's standard are usually priced as options or arranged separately.

None of these are hidden fees, and a good sales team walks you through each one. The surprise mostly comes from assuming the base price is closer to the final price than it actually is. A buyer who plans for the additions from the first day has a very different experience from the one who discovers them at contract signing.

A two-story single-family new construction home in Virginia with dark siding, a stone-accented entryway, and multiple gables at dusk under a pink and blue sunset sky

How Much Should You Budget Beyond the Base Price?

The honest answer is that it varies widely by builder, community, and the choices you make, but every buyer should plan on a number above the base. My rule of thumb for touring is to budget in three separate categories so one area does not silently absorb the others:

Homesite budget

Know what the homesites you like cost before you fall for one. Corner lots, cul-de-sac positions, walkout sites, and views all carry premiums, so decide ahead of time what a site is worth to you.

Structural options budget

These are the choices you cannot make later, so they come first in priority even though they get decided early. Interior walls, elevations, and room configurations belong in this category.

Design center budget

Many buyers end up spending five figures on interior selections, and builder upgrade pricing is often higher than the same items at retail, so shop informed. My design center guide covers which upgrades are worth it and which to skip.

Add the lot premium and structural options to the base price first, because those are committed at contract. Then treat the design center as its own line item with a number you are comfortable with, and remember closing costs sit on top. When a builder quotes you a price, always ask the same follow-up: is that the base price, the price with the homesite, or the full price with the selections we are discussing?

How Do You Compare Base Prices Between Builders?

Comparing base prices across builders is one of the most common mistakes I see buyers make, because a base price is only meaningful next to the features it includes. One builder's base may include granite countertops, tile flooring, and an energy package, while another's comparable base includes laminate counters and builder-grade carpet. The price difference between them tells you nothing until you line up the included features side by side.

The way to compare fairly is to ask each builder for the same four documents: the included-features list for the floor plan, the standard appliance package, the energy specifications, and the site plan with lot premiums. Compare those, then compare like-for-like: either price both homes at their base, or price both homes with the same upgrades, but never one against the other. Buyers who do this consistently find that the cheapest base price is not always the cheapest finished home, and the highest base price sometimes includes the most value.

Model homes complicate the comparison in a specific way. Models are decorated and upgraded to show the community at its best, so the price on the model is rarely the base price of the floor plan. Before you fall for a model's kitchen, ask the sales team which features in it are standard, which are upgrades, and what those upgrades would cost on your home. That one conversation will save you from budgeting around finishes that are not in your base price.

Featured Builder This Week: Richmond American Homes

Each installment of this series spotlights a builder active in the market, and this week it is Richmond American Homes, a division of M.D.C. Holdings and one of the country's long-established national builders. Its Northern Virginia division sells communities across the counties I serve, from Fredericksburg to Stafford, Spotsylvania, King George, and Prince William. The builder is known for a modern design aesthetic, open-concept floor plans, and energy-efficient features, and its local footprint includes single-family communities like White Oak Reserve in Stafford's Falmouth area and Keswick in Spotsylvania, plus townhomes at Madison Crescent in Gainesville and single-family homes at Jennell Estates near the Prince William Parkway.

What makes Richmond American a perfect example for this article is its approach to standard inclusions. The builder markets its homes around "incredible included features," with designer-curated finishes such as granite countertops and tile flooring cited as included in base pricing across many of its markets. In practice, that means the home you price on day one is closer to the home you actually get, and the design center conversation becomes more about personalization than playing catch-up on basics. My clients who build with Richmond American tend to spend their upgrade budget on the details that genuinely matter to them rather than on essentials they assumed were extra.

The buying process follows a clear, structured path: choose a community and review the floor plans and included-features list, tour the models, reserve your lot and sign the purchase agreement, then select finishes at the Home Gallery design centers with a design consultant. Because more is standard, setting a category budget before the appointment goes a long way. The company's limited warranty follows the industry-standard tiered structure, generally one year on materials and workmanship, two years on major systems, and ten years on structural defects, with the specific terms spelled out in the community's documents. Ground-up builds in the region typically run roughly six to fourteen months from contract to closing, depending on the plan, phase, and season.

The one universal Richmond American rule is also the lesson of this entire article: standard features vary by community and floor plan, so the included-features list for your exact home is the document that matters. You can review the full community rundown on the Richmond American builder page, and if one of their communities is on your list, I would be glad to help you compare the numbers apples to apples. Just reach out at (540) 840-1133 and I will take it from there.

A craftsman-style new construction home in Virginia with stone accents, light siding, and a covered front porch at twilight, with warm interior lights glowing through the windows

How Can You Avoid Base Price Surprises?

By now you know the pattern: the base price is a starting point, the additions are predictable, and the buyers who walk into settlement without surprises are the ones who planned. Here are the steps I walk every client through before they commit to a new build:

Get the included-features list in writing. Ask for the features sheet for the exact floor plan and community you are considering, and keep it. It is the reference point for every price conversation that follows.

Ask what the model includes versus the base price. Tour the model with a notepad and ask which features are standard, which are upgrades, and the cost of each upgrade. Models are designed to impress, not to mirror the base.

Lock in structural decisions before the design center. Structural options can only be made early, so settle those first, then let the design center handle finishes. Every category has its own budget, and none of them should quietly swallow the others.

Compare like-for-like between builders. Line up the included features, appliance packages, energy specs, and lot premiums before comparing prices. Cheapest base does not always mean cheapest finished home.

Ask about current incentives in writing. Builders frequently quote closing cost credits, rate buydowns, or design center credits, and each one changes the real cost of the home. Get the incentive in writing as part of your total-price picture, as my incentives guide explains.

Bring your own buyer's agent from the first visit. Register representation before you sign in at the sales center. Your agent can review the features list, translate the contract numbers, and verify you are comparing fairly, at no cost to you in most cases. See why representation matters on a new build.

So, What Should You Know About the Base Price Before You Sign?

The base price is not a trick and it is not the full picture. It pays for the home itself, built to the community's standard finishes, and everything from the homesite to the design center is priced on top. Buyers who understand that from day one compare builders fairly, budget with intent, and walk into settlement without surprises.

Keep the essentials in front of you: the written included-features list is the source of truth, structural options are the decisions that cannot wait, and the design center is where most budgets stretch. Add the lot premium, the selections, and closing costs, and you will know the real number long before the contract is signed. That clarity, plus a buyer's agent who has reviewed hundreds of new construction price sheets, is the difference between a comfortable build and an expensive surprise.

Read the included-features list for your exact plan. Standard features vary by builder, community, and floor plan, and the written list is the only reliable source.
Budget in categories. Homesite, structural options, and design center selections each deserve their own number, with closing costs on top.
Never compare base prices alone. Line up included features and finishes first, then compare like-for-like.
Treat the model as a showcase, not a price list. Ask what is standard versus upgraded on every feature you love.

Frequently Asked Questions

What does the base price mean on a new construction home?

The base price is the builder's starting price for a specific floor plan on a standard homesite, built to the community's standard finishes and features. It covers the home itself: the structure, roof, windows, insulation, drywall, standard flooring, cabinets, countertops, plumbing and electrical fixtures, the standard appliance package, and the heating and cooling systems. Everything chosen beyond those standard features, from the homesite to structural options to design center selections, is priced separately, which is why the final number almost always ends up above the base.

Does the base price include appliances?

It depends on the builder and the community. Many builders include a standard appliance package, commonly a range, dishwasher, and microwave, in the base price, while refrigerators and washers and dryers are frequently not included unless the builder says otherwise. The written included-features list for your exact floor plan tells you precisely what comes with the home, and it is worth reading before you assume anything.

What is a lot premium?

A lot premium is the added charge for a specific homesite over the base lot price, based on what makes that site valuable: a larger lot, a corner or cul-de-sac position, a walkout basement site, or views of open space, water, or woods. Premiums commonly run from a few thousand dollars to five figures, and exceptional sites can cost far more. The lot premium is added to the base price before structural options and design center selections.

Why is the model home price so much higher than the base price?

Model homes are finished and decorated to show the community at its best, which means they are typically loaded with upgrades beyond the standard features included in the base price. When you tour a model, ask which features are standard, which are upgrades, and what the upgrades would cost in your own home. That separation is the fastest way to understand what a realistic final price looks like for the floor plan you like.

How much should I budget beyond the base price?

It varies widely by builder, community, and the choices you make, but most buyers plan on more than the base price. Lot premiums, structural options that are locked in at contract signing, and design center selections add up, and many buyers budget five figures for selections alone. Closing costs typically run about 2 to 5 percent of the purchase price on top of that. Setting a category budget before you visit the design center is the best way to stay in control.

Are closing costs and HOA fees included in the base price?

No. Closing costs, such as lender fees, title work, and prepaids, are paid around settlement and typically run about 2 to 5 percent of the purchase price, while HOA or community association fees are separate monthly dues that cover shared amenities and common-area maintenance where a community is governed by an association. Neither is part of the base price, and both should be in your overall budget from the start.

Equal Housing Opportunity

Barbara Jennings, REALTOR® with eXp Realty (VA license 0225179074), is committed to compliance with all federal, state, and local fair housing laws. She does not discriminate against any person because of race, color, religion, sex, national origin, familial status, disability, or any other protected class.

Questions About What a New Build Really Costs?

I would love to help you compare builders, review included-features lists, and plan a realistic budget before you sign. Call (540) 840-1133 or schedule a free consultation, and let's make sure the price you plan for is the price you pay.

Schedule a Consultation Call (540) 840-1133

Barbara Jennings is a licensed Virginia REALTOR® with eXp Realty who specializes in new construction, buyer representation, and the Fredericksburg-area market. For more on her approach, the communities she covers, and the full range of services she offers, visit her main site at barbara-jennings.com.

Barbara Jennings

REALTOR® · eXp Realty · VA License 0225179074

Barbara Jennings is a licensed Virginia REALTOR® with eXp Realty, VA license 0225179074, specializing in new construction, buyer representation, and the Fredericksburg-area market. She helps buyers compare builders, read purchase agreements, plan design center budgets, and protect their investment from contract to closing. Barbara serves Fredericksburg, Stafford, Spotsylvania, Orange, Fairfax, Prince William County, and beyond.

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