First-Time VA Buyers Choose Hickory Grove in Denton Over a Six-Month Wait for a No-HOA Home

Why did these buyers want to leave Dallas for Denton?

They were a retired couple renting in Dallas who were ready to buy their very first home and move back to Denton. They had lived in Denton before, loved the area, and wanted to get out of the big city.

He is a veteran, so they were buying with a VA loan. Their wish list was clear: new construction, no HOA, three bedrooms and two bathrooms, an open floor plan, and gas in the kitchen.

Why was a new construction home with no HOA so hard to find?

Most new construction communities around the Metroplex come with an HOA. Of everything on their list, no HOA was the hardest to find. They simply didn't want an HOA telling them what they could and couldn't do with their home.

I did find one D.R. Horton community in Denton without an HOA: Audra Oaks. We were waiting on a home there to clear permitting with the City of Denton, and that delay stretched to about six months.

Why did a six-month delay matter so much?

He had surgery coming up, and they wanted to be in their own home for his recovery, not still renting six months later.

Location mattered for the same reason. Being close to the hospital and his VA hospital was a big part of what made an area the right fit for them.

What options did they consider?

They had three real paths, and each one gave up something different.

What did I recommend, and why?

I recommended they seriously consider Hickory Grove, mainly because of the interest rate. D.R. Horton was offering a 2-1 buydown plus $10,000 in closing cost assistance.

I walked them through a side-by-side comparison of the builder's rate against the current VA rate on a pre-owned home. The builder's financing simply gave them more for their money. Since they are both retired, a lower monthly payment makes their home more affordable for the long haul. The final decision was always theirs.

Want to see what builders are offering right now? Take a look at my page on builder incentives like rate buydowns and closing cost help.

The rate and incentive figures on this page describe this specific transaction. They are not a current offer or a promise of the same terms for another buyer.

How did they get comfortable with an HOA?

I got a copy of the HOA restrictions and gave it to them before they went under contract, so they knew exactly what they were agreeing to. After reading them, they didn't have any further questions.

Hickory Grove also has walking trails and a community pool, which they liked. The home itself checked every box: new construction, gas in the kitchen, an open floor plan, and three bedrooms with two bathrooms. You can see current plans and listings on my guide to new homes in Hickory Grove.

What did I do for them along the way?

I showed them many homes and new construction options, found the area that fit their needs, and kept them informed while we waited on the Audra Oaks permits.

Once the delay changed the picture, I ran the payment comparison and got the HOA documents in their hands before they signed anything.

How did everything turn out?

They went from contract to closing in about one week, and nothing came up along the way. They are now first-time homeowners, back in Denton, in their own home now instead of six months from now.

What would I tell a buyer who wants new construction with no HOA?

Be ready for a hard search. No-HOA new construction does exist, but it is usually priced a little higher and sits a little farther out from the Metroplex.

Before you start, decide what matters most to you: avoiding an HOA, your move-in timing, or your monthly payment. Comparing new homes for sale in Denton, TX? Browse my Denton new construction communities to see your options side by side.