Short answer: Put your upgrade money into structural items first, because they are built into the frame, foundation or walls and are hard or costly to add after closing: extra square footage, a basement finish or walkout, added windows, ceiling height, plumbing rough-ins and electrical, lighting and wiring. Many cosmetic items, such as paint, light fixtures, hardware, backsplash and some flooring, can usually be changed later without opening walls.
Structural upgrades: decide during the build
Structural options change the home's frame, foundation or what is inside the walls. Once drywall goes up they are hard to add, and some can't be added the same way at all. Common examples:
- More space: a morning room, sunroom, bump-out, extended garage or an extra bedroom or loft offered on the plan.
- Basement: a finished lower level, a walkout or daylight foundation, or a rough-in for a future bathroom.
- Light and height: added or larger windows, a patio door instead of a window, or taller ceilings.
- Plumbing: a utility sink, gas line for a range or grill, or an extra hose bib.
- Electrical and wiring: extra outlets, recessed lighting, ceiling fan boxes, exterior outlets, an EV charger circuit and network wiring.
- HVAC: zoning or added returns, where offered.
Cosmetic upgrades: often fine later
Cosmetic items are mostly surface finishes. Many can be changed after closing without opening walls, which lets you spread the cost out and choose from more options:
- Paint colors and accent walls
- Light fixtures, faucets and cabinet hardware (as long as the wiring and boxes are in place)
- Backsplash tile
- Bedroom flooring and carpet
- Window treatments, closet systems and mirrors
The gray zone
Some choices sit in between. Kitchen cabinets and countertops can be replaced later, but it is a bigger and messier project once you live there. Flooring that runs under cabinets or across a whole level is simpler to pick during construction. For these, compare the builder's option price with outside quotes, and think about how long you plan to stay.
How to decide, step by step
- Get the included-features list and option price sheet early, before the design appointment, so you know what the base price already covers.
- Set an upgrade budget first, then rank options by how hard they would be to add later.
- Fund structural items before finishes. You can upgrade a light fixture later; you can't easily add a window.
- Ask about deadlines and change fees. Builders set selection cutoffs tied to the construction schedule.
- Check permits and warranty. Some later projects, like finishing a basement, may need a township building permit, and outside work can affect the builder's warranty on those items. Ask the builder how it handles this.
- Compare the total. Base price plus lot premium plus options can be checked against a quick move-in home where the options are already chosen and priced.
In Central PA communities
Each Central PA home builder prices options differently, and some run promotions on design selections. Compare builders on our community pages, check current builder incentives and their conditions, then ask each sales office for its current option price sheet.
Related: what a lot premium is and whether it is negotiable · downsides of buying new construction · what a buyer's agent does on new construction
Ask Josh about upgrades and options
Frequently asked questions
What structural options are hardest to add later?
Anything that changes the shell or what is inside the walls: a bump-out, sunroom or extra bedroom, a basement finish or walkout foundation, added or larger windows, taller ceilings, plumbing rough-ins for a future bathroom, and extra outlets, recessed lighting, ceiling fan boxes and network wiring. These are priced as options during the build and usually can't be added the same way afterward.
Should I upgrade flooring with the builder or after closing?
It depends on where it goes. Flooring that runs under kitchen cabinets or through a whole level is simpler to choose during construction. Flooring in a bedroom or a single room is easier to replace later. Compare the builder's option price with a few local quotes and ask how outside work affects the builder's warranty.
When do I have to make my option selections?
Builders set selection deadlines tied to the construction schedule, often around the design appointment. After a cutoff, changes may not be allowed or may carry a change fee. Ask for the deadlines and any change-order rules in writing before you sign.
Do upgrades add resale value?
Some may help, but nobody can promise an upgrade will be recovered when you sell. Features many buyers value, like usable living space and a functional kitchen, tend to matter more than highly personal finishes. If you finance, your appraisal also has to support the final price, so ask your lender how options could affect your loan.
Does my own agent help with option choices?
Yes. Your agent can help you compare included features and option pricing across builders, keep track of selection deadlines and make sure what you chose is written into the agreement. See what a buyer's agent does on new construction.
General information, not legal, tax or financial advice. Builder options, pricing, deadlines and warranties vary and change; confirm with the builder, your lender and your attorney. Josh Schoenly, eXp Realty, LLC · (717) 510-1452 · Equal Housing Opportunity.
