If you own a home in Richmond, the most important development in your local market right now may be one that has not delivered a single house yet.
Evergrove, the master-planned community being built by Toll Brothers and Tri Pointe Homes, is planned at roughly 1,655 homes, with early reporting pointing to first move-ins around the first quarter of 2027 and inventory homes appearing sooner than that. Layer that on top of the continued phase releases at Veranda, Aliana and the other established Richmond communities, and the picture becomes clear: Richmond’s for-sale supply is going to keep growing for several years.
That is not bad news. Growth is why so many families keep choosing this part of Fort Bend County. But it does change the math for anyone thinking about selling a resale home nearby, and the sellers who plan for it early tend to do noticeably better than the ones who react to it later.
Why new construction competition is different
A builder is not your typical competing seller. A builder can move a rate buydown, cover closing costs, throw in structural upgrades, or quietly adjust incentives from one month to the next without ever changing the advertised base price. A resale seller has one visible lever: the list price. When a shopper compares your home to a brand-new one down the road, they are often comparing your price to a builder’s net effective price, which may be meaningfully lower than the sticker.
Where resale still wins
Plenty of things a builder cannot hand a buyer on closing day:
- Mature trees, finished landscaping, and a yard that does not need three years and several thousand dollars
- Window coverings, gutters, fencing, epoxy floors, and the hundred small finish-out items that new-home buyers discover are not included
- A known, established neighborhood with an existing amenity package already open and operating
- A school assignment, commute, and traffic pattern the buyer can actually test today rather than project forward
What to do if you may sell in the next 18 months
Get ahead of the delivery schedule rather than behind it. That usually means understanding what the builders near you are actually offering right now, pricing to the competition that exists rather than to last year’s comps, and putting your budget into the things that photograph and inspect well. Presentation matters more, not less, when a shiny new model home is part of the comparison set.
It also means being realistic about timing. Selling before a large wave of new deliveries hits is a very different exercise than selling into one.
Let us run your numbers
Richmond is not one market — it behaves differently by community, by price band, and by how close you sit to the new construction. We track builder incentives and resale activity here every week, and we are glad to walk you through where your home actually stands.
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The Audra O’Neal Team | ONTX Realty Partners
Call or Text: 281-972-8200
Email: ONealTeamRocks@gmail.com
Web: http://www.ONealTeamRocks.com
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