Page 1

Vol. 25#6 October/November 2017

Tres Lagos—The New North

Come Celebrate the Opening of McAllen’s New 2,571 Acre Master-Planned Community! Single-Family Homes from the $180’s.

See pages 1 & 20

Join Us For Our Grand Opening Sat. 10.14.17 from 9am-9pm & Sun. 10.15.17 from 1pm-9pm SW Corner of Ware Rd. & Monte Cristo.

TresLagosMcAllen.com


REAL QUALITY IS BEHIND THE WALLS. Don’t take anyone’s word that your home is a high-performance home. Ask for proof. Ask for the BUILT TO SAVE™ Certificate.

- High-Performance Certification Benefits + FOR THE HOMEBUYER

+ FOR THE BUILDER

Lower utility bills + Enhanced interior comfort + Consistent room-to-

Utility company rebates up to $800 per home + Federal tax credits

room temperatures + Better indoor air quality + Tighter, more durable

up to $2,000 per home + Competitive marketing advantages +

construction + Higher resale value + Satisfying peace of mind

Homeowner satisfaction + Third-party guarantee of high performance

B U I LT T O S AV E . O R G


Oct/Nov Volume 25 Issue 6 PUBLISHER Across Media Marketing, LLC

Contents

EDITOR-IN-CHIEF Jose Vielma

October/November 2017 - Volume 25 Issue 6

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16

SENIOR EDITOR Barbara Zapffe SALES MANAGER Jose R. Vielma CREATIVE DIRECTOR Laura Soria GRAPHIC DESIGNER Jeremiah D. Nava

26

HOMEBUYING ADVICE Homebuyer’s Glossary of Terms

14

Learn the language. Get a good understanding of the words used in the homebuying industry.

SPECIAL SECTIONS 20

Tres Lagos Grand Opening

36

Furnished Model Home Listings Find address, contact information, and hours

Why Buy New?

16

of operation. Visit these model homes and

Consider the pros and cons. You’ll be glad you read this article before making your decision.

Borrower’s Checklist

18

“feel” which one is right for you.

38

Color coded maps with the most up-to-date

Be prepared before you apply for a home loan. Find out what you’ll need before you buy.

ENERGY EFFICIENCY

listings of new home communities in the area.

40

New Home Communities At a glance, look at everything you need to know: prices, photos, plats, maps, descriptions,

Demand A Right-Sized A/C

24

New Home Communities Map

and contact information. Download flyers / lot

An over-sized unit will increase your utility bill and

sheets at www.rgvNewHomesGuide.com

create an uncomfortable space. Don’t do it.

26

Protect Your Investment

28

Leading Energy Efficient Builders

BUILDER INDUSTRY NEWS 30

Sugar Oaks Hosts Ribbon Cutting

32

RGVBA Honors Associate Members

DISTRIBUTION MANAGER Ken Sabe THE RIO GRANDE VALLEY AREA NEW HOMES GUIDE (NHG) is a bimonthly publication of Across Media Marketing, LLC. and is provided to its readers free of charge. Unless otherwise noted, all photography, artwork, and editorial content printed in NHG are copyrighted material and may not be duplicated or reprinted without express written permission. NHG and Across Media Marketing, LLC. are not responsible for typographical or production errors, or for the accuracy of information provided by the advertisers. Opinions expressed by writers and contributors do not necessarily represent the opinions of the publisher. NHG reserves the right to refuse any advertising which we deem unsuitable for our publication. EQUAL HOUSING OPPORTUNITY All real estate advertising in this magazine is subject to the Federal Fair Housing Act of 1968 and the Amendments Act of 1988 which makes it illegal to advertise “any preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, or national origin, or an intention to make any such preference, limitation or discrimination.” This magazine will not knowingly accept any advertising for real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this magazine are available on an equal opportunity basis. To complain of discrimination, call HUD tollfree at 1-800-669-9777 or contact HUD’s regional office in Ft. Worth, Texas at (817) 885-5521. The telephone number for the hearing impaired is 1-800-927-9275. The Rio Grande Valley New Homes Guide is published bimonthly by: Across Media Marketing, LLC. 1601 N. 8th St. • McAllen, Tx 78501 FOR ADVERTISING RATES AND INFORMATION: (956) 971-9700 rgvnewhomesguide.com

Vol. 25#6 October/November 2017

Tres Lagos—The New North

Come Celebrate the Opening of McAllen’s New 2,571 Acre Master-Planned Community! Single-Family Homes from the $180’s.

See pages 1 & 20

Join Us For Our Grand Opening Sat. 10.14.17 from 9am-9pm & Sun. 10.15.17 from 1pm-9pm SW Corner of Ware Rd. & Monte Cristo.

TresLagosMcAllen.com

2

ON THE COVER

/rgvnewhomesguide

TRES LAGOS MASTER-PLANNED COMMUNITY —Come celebrate the opening of Tres Lagos, McAllen’s new

@rgvnewhomes

mega-sized master-planned community offering thousands of homes and much, much more.

@rgvnhg

RGVNewHomesGuide.com | October/November 2017 | Vol. 25.6


cAMI NO REA L Let’s Build Your Dream Home

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Alamo Rd

Mile 17

Alamo Rd

in Edinburg, Texas

Economedes High School

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MARGIN AREA - DO NOT PLACE IMPORTANT INFORMATION IN THIS AREA

Hacienda San Roman

Richardson Rd

6

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5 SAN DIEGO DR.

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PEREGRINE DRIVE

ALAMO ROAD

3 2

75

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KESTREL DRIVE

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SAN ROMAN TERRANCE

29 47

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Richardson Rd

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ADWIDTH: - FULL PAGE 8.25” HEIGHT: 10.75” Lots with owner financing available

• Country Setting / Urban Amenities • Near Schools - Walking distance to Economedes H.S. • 10 Minute Drive to Expy 281 • Minimum Restrictions Include: - 1500 sq. ft. living area - 2 car garage • Lots Start at $37,500 - Owner financing available

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Homebuying Advice THE FIRST STEP IN BUYING A HOME IS BECOMING INFORMED This section of the New Homes Guide is devoted to empowering homebuyers with the information needed to make an informed buying decision. Each issue of the New Homes Guide features informative articles designed to help readers navigate through what for some, especially first-time buyers, can seem like an overwhelming process to reach the dream of owning a home. Check out our collection of articles at rgvNewHomesGuide.com and read about home mortgages, home buying, home building, title insurance, builder choice, and many other topics.

October / November 2017

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Homebuying Advice

Homebuyer’s Glossary Some Important Terms Homebuyers Need to Know

When you are building or buying a new home, there will be plenty of words used that might not mean anything to you right away. However, it’s important to know these terms, as they play a large role in the process you will go through to apply for a mortgage. Here are few that are often used in the homebuying journey. Annual Percentage Rate (APR): The APR is the yearly interest rate. It is reflected in the cost of the mortgage on an annual basis. Lenders will post advertised rates for different types of mortgages and APRs, such as for 30-year or 15-year. This way you can compare them and what each lender offers. Be prepared that the actual rate you might pay will likely be higher because it includes credit costs and points. Appraisal: This is an estimate of the house’s value. A professional known as an “appraiser” will come to the house before you finalize the sale. This person will look at the house and tell you how much it is worth. Certificate of Occupancy: Before you can move into your new how home, you need proof that the house is properly built and safe to live in. This certificate is that proof. It is provided to your builder by the local government. Closing: When it’s time for you to move into your new home, you will attend a meeting called “the closing.” You, the lender, and others will be present. At this time, you will sign the official documents that make you the owner of your home. In some places, this meeting is called a settlement.

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Closing Costs: There are many fees involved in finalizing a home sale. These might include an origination fee, discount points, appraisal fee, insurance costs, taxes, deed recording fees, survey fees, and possibly a title search fee for the land. Figure these costs to be between 3 to 6 percent of your total mortgage amount. Discount Points: This is interest you might pre-pay at closing. For example, since each discount point equals 1 percent of the loan amount, if you had 3 points on a $100,000 mortgage, the total cost for discount points would be $3,000. Down Payment: This is the amount of money you are generally required to put into your home up front to qualify for a mortgage. For example, if you bought your home for $100,000, and you put 10 percent down (or $10,000), your mortgage would be for $90,000. The percent of down payment required varies depending on the type of loan you get. Conventional loans generally require a 10 percent to 20 percent down payment while FHA and VA loans may require much less (up to 5 percent). Earnest Money: This is money that you put up front as part of the purchase price to show that you


are committed to buying this home. This binds the transaction between you and the seller. Escrow: While you are in the process of buying your home, the escrow holder is a neutral third party who handles the paperwork for the closing. After you buy your home, the lender might also have an escrow account for you that holds money from which your property tax and insurance is paid. Free and Clear: When a property is completely paid for (no liens against it for money owed), it is considered free and clear. Hazard Insurance: This is insurance you buy from an insurance company to protect your investment in your home should your house catch fire, be damaged by a windstorm, as well as other situations. Hazard insurances do not cover damage from earthquakes, riots, or flood damage. Depending on where you live, you may be required to buy extra insurance if flooding or earthquakes are a concern. Market Value: Your home’s market value is the highest price that someone would pay or the lowest price someone would sell the property. It is often different from how much the home would actually sell for at any given time. Origination Fee: This is the fee your lender charges for the background work done to get your mortgage approved and your home ready for closing. This work often includes preparing loan documents, doing credit checks, property inspections, and any other work required. This fee is usually a percentage of the face value of the loan (the amount of the loan after the down payment is subtracted, and before interest). Principal and Interest: This is also known as P&I. It refers to how much of your monthly mortgage payment goes to pay down the actual loan value (principal) and how much is for the interest payment (interest). Principal, Interest, Taxes, and Insurance: This is also known as P.I.T.I. This refers to the breakdown of your monthly mortgage payment based on the principal and interest, plus money that is collected and held in escrow to pay for your taxes and insurance bills when they come due. Points: Each point equals 1 percent of the principal amount of your mortgage. Pre-Approval: When you are ready to buy your home, as part of the application process, an

underwriter will go through your income, credit, available funds, etc. to ensure you are a good credit risk. If the underwriter feels everything is in order, he or she will approve it, which means you can go through with your mortgage. Some pre-approvals come with conditions, so do know what they are and keep them in mind. Pre-Qualified: Before you start to build your home, you should sit down with a loan expert and discuss your financial situation. He or she can then pre-qualify you for an amount for which you should be able to get a loan approved. However, a pre-qualification is not a guarantee that you will get approved, since no one has formally gone through your information and confirmed it. Purchase Agreement: When you are ready to buy the home, you and the seller (or builder) will complete an agreement that lists the purchase price and any other conditions either of you place on the sale. Title: This is a document that proves that you own the property. Title Insurance: When you buy a home, before you go through with the sale, a title search is done to see if anyone else can claim ownership of the property you wish to buy. It will also involve a search to see if there are any outstanding liens against the property that need to be paid (such as taxes, utilities, mortgages). Title insurance is a policy in which the title company assures you that they did their job to uncover any possible claims to the property before issuing a report. If some other claim comes up that wasn’t disclosed in the report, the title insurance company pays it. Title Search: Before you buy, a title company will search the city or town records to see who has owned the property and to make sure that doesn’t have any liens (money stilled owed to banks) or other claims to ownership. Underwriting: The job of the underwriters is to verify your information for the lender and decide if you are a good credit risk to receive a loan in this amount or a particular interest rate. They will check your credit, employment, assets, and any other information, like bank statements. They will look at your history as well. If you know these terms, you will have a much easier time understanding and going through your home-buying process. There are many other terms, of course, but this will get you started on the road to being a knowledgeable and informed homeowner. October / November 2017

15


Homebuying Advice

Why Buy New

3

If you’re in search of a new home, you’re likely debating the benefits of a newly built home versus an established one. There are several factors you should consider before you start your search. Too many people pass up an opportunity to build their own home without thinking about the pros of new construction. Let us give you some thoughts to ponder.

4

Benefits of Building a New Home

Imagine for a moment you get to decide everything about your new place. These are the benefits of being able to build new and choose every aspect of your new home’s design:

1

Easier to Maintain: Since everything from your roof to the HVAC system are brand new, you don’t have to worry about what will stop working. You get new warranties with new construction. This will help guard against major repair costs. It also means you won’t have to save as much money for when something like the water heater needs repair.

2

More Efficient and Healthier: For example, take the BUILT TO SAVE™ program—you can connect with contractors who know how to build energy efficient homes. They also understand which building materials are healthier. For instance, they can help you choose low and zero-VOC (volatile organic compound) building materials and paints that are better for your indoor air quality.

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RGVNewHomesGuide.com | October/November 2017 | Vol. 25.6

Floor Plan: In a new home, you get to select how you want your house laid out. If you want a formal dining room, you can have it. If you want an open floor plan with floor to ceiling windows, you get to decide that, too.

Personalized Materials: A new home allows you to decide on special features. For instance, you can choose the type of flooring or countertop material you want to use.

5

Location: New homes tend to be built in communities that are designed for lifestyles, such as proximity to parks, schools, or public transportation. That means you can choose your new house based on a neighborhood that best suits what matters to you.

6

Timing for Moving: It takes about five to six months to complete a new home build. This will give you time to plan for your move to take the pressure off of the process. Remember, a new home might seem to have a higher price tag, but being able to personalize your home and save money over time will be worth the cost in the long run.


new website COMING SOON

www.rgvNewHomesGuide.com The Rio Grande Valley’s most comprehensive resource for new homes, new home builders, and new home communities.


Homebuying Advice

A Borrower’s Checklist What You’ll Need For Your Home Loan Application It’s exciting to buy a new home. However, there are a lot of steps that go into this process, especially when it comes to your mortgage. Lenders need to know more about you to decide how much money they can lend you and at what interest rate. Being prepared to provide this information will make your homebuying experience much simpler and easier. So if you’ve recently found your dream home, here are the items you’ll need to gather in order to speak with a lender.

1

Sales Contract and Property Information Once you decide on which home you want to buy, the next step is to make an offer. If the seller accepts your bid, then you’ll complete a signed agreement. This document contains all of the terms and details between you and the seller with regard to this real estate transaction. You will need to bring this signed agreement (also known as a sales contract) to the lender. You may also need to provide contact information for people who can access the property.

2

Personal Information Your mortgage lender will ask for a list of information regarding you. In particular, be sure you have the following information and documents ready: • Your home address for the last two years • The name and address of current landlord/mortgage holder (if applicable) • Your driver’s license • Your social security information • A dollar amount for what you pay now for housing

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RGVNewHomesGuide.com

3

Income and Employment History Lenders need to know how you will pay your mortgage. They will likely ask for your federal tax returns (1040s) and any other information to verify your income. If you work for someone else, you might be asked to supply: • Pay stubs signed by a company rep (paper or online versions) • A minimum two years of employment history and contact information for those employers • One month’s worth of pay-stubs • W2 forms and tax returns for two years prior (especially for commission income and/or unreimbursed expenses) • If you were unemployed during the last two years (or employed less than two years), a letter that explains this gap If you work for yourself, you’ll be asked to show: • That your business earns money • That your business is well-managed (you need to show that revenue has increased and/or costs have gone down). • Your company Balance Sheet (Profit and Loss statement) • Personal tax returns for two years • Corporate tax returns


Alternate income you may be asked to prove: • Pension income • Social security income • Other forms of income not generated through employment such as awards letters, trust funds, etc.

4

Overall Financial Health In addition to proving your income, a lender will also want to see details about your financial health. In particular, they will want to know the following: Assets If you have large deposits in addition to your paycheck, you will need to prove their sources. In general, the lender will ask to see paperwork to prove what assets you have. Your paperwork needs to cover at least two months of time and may include any of the following: • Bank statements for a healthy account with savings • Proof of stock options or other savings • Paperwork for retirement funds • Evidence of other real estate properties which you fully own, etc. Liabilities and debts Lenders want to know how much you owe and how well you pay back loans. Your credit history will show this information. If you have past issues with bad credit, you will need to provide a written explanation about what happened. If you have had any bankruptcies in the past seven years, you’ll need to provide documentation that fully details it, as well as legal proof of discharge of the bankruptcy from your credit history and verification that you have satisfied the waiting period to apply for a mortgage. If you own other land or have other mortgages, you will need to provide tax and insurance documentation for them, as well.

THE RIGHT BANK CAN GET YOU THERE FASTER. Call one of our mortgage specialists to ensure a smooth and timely home loan process.

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5

Other Information If you are divorced, receiving (or paying) alimony or child support, or are eligible for VA loans, you will need to supply documentation on this, as well. Use the checklist above—keep it handy. The best way to ensure you’re ready to buy a home is to be ready for all the questions your lender will ask. Use this checklist to prepare now, so when you find your dream home, you are one step ahead of the game, and nearer to making the dream a reality!

October / November 2017

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Cover Feature | TRES LAGOS

A Grand Opening Celebration Tres Lagos Master-Planned Community

Grand Opening October 14 & 15, 2017, Saturday: 9am - 9pm, Sunday: 1pm - 9pm Southwest Corner of Ware Road & Monte Cristo, McAllen, TX Come celebrate the opening of McAllen’s new 2,571-acre master-planned community with three beautiful distinctive neighborhoods consisting of 5,000 single-family homes, 1,000 townhomes, 2,000 multi-family homes, and over 1.5 million square feet of commercial and retail space. Residents of Tres Lagos will enjoy an exceptional lifestyle close to work— surrounded by recreational areas that include over 200 acres of parks; 20 miles of hike and bike trails; a multi-million dollar community center featuring swimming and fitness facilities; sports courts; soccer fields; and over 100 acres of lakes for paddle boating, swimming, and fishing. Tres Lagos developer Mike Rhodes, founder of Rhodes Enterprises, is the visionary of this mega master-planned community. For years, Mike Rhodes has been a leader in transforming the Rio Grande Valley’s landscape, developing communities that provide beautiful homes, create jobs, and improve the quality of life for Valley residents. Among the most notable achievements of Tres Lagos, an ecologically focused community, is that it will be the first in South Texas to offer a water reuse program that ensures no restriction irrigation while also supporting water conservation. This remarkable new master-planned community will also be the first to offer a fully wired-in community with Fiber-to-Home and bundled technology, including Gigabit speed internet—300 times faster than the average high speed Internet, along with community-wide surveillance cameras monitored by the McAllen PD with video feed capability for residents.

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RGVNewHomesGuide.com


Tres Lagos offers 3 neighborhoods with spectacular affordable homes for a variety of budgets ranging from the $180’s to $1 million: Escondido, Ensenada, and Estancia. Educational amenities will include Edinburg ISD schools and a highly rated Idea Charter school offering priority to Tres Lagos residents, as well as a branch of Texas A&M University coming in the Fall of 2018. We invite you to visit Tres Lagos for the Grand Opening and enjoy a memorable celebration with plenty of food, refreshments, and live entertainment from notable bands. Bring the kids and grandparents and make it a family outing. Tour the showcase model homes and see for yourself how easily you can live life by design. For more information, visit TresLagosMcAllen.com; email info@TresLagosMcAllen.com, or call (956) 287-2800.

A ESCONDIDO – Homes from the $180’s to $240’s by Esperanza Homes (180 lots). See page 41. B ENSENADA – Homes from the $250’s to $350’s by Esperanza Homes and Infinity Homes (80 lots). See page 41. C ESTANCIA – Estate lot section with reservations available now. Lots range from the $100’s to the $190’s (50 lots). See page 41.

C A

B

October / November 2017

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Tidbits

RISE ABOVE ALL THE REST If you are building or buying a New Home, don’t settle for minimum standards. Ask your builder if they build homes with any of these high performance certifications. Ask for the certificate. You’ll be glad you have it if you resell your home. DOE ZERO ENERGY READY HOME

This certification is awarded to homes that meet all of the criteria of the Department of Energy’s Energy Ready Home National Program. These homes are verified to be at least 40%-50% more energy efficient than a typical home. Zero Energy Ready Homes are so efficient that incorporating a renewable system can offset most or all annual energy consumption. Visit energy.gov for more information.

ENERGY STAR®

®

INDOOR AIRPLUS

The Indoor airPLUS is a program of the Environmental Protection Agency and is a companion label that can only be awarded to a home that has qualified for the ENERGY STAR® or Zero Energy Ready Home programs. The construction and system requirements of the Indoor airPlus program are designed to reduce contaminants to improve indoor air quality, including mold, moisture, radon, carbon monoxide, toxic chemicals, and other detriments found in poor air quality. Visit epa.gov for more information.

BUILT TO SAVE™

The BUILT TO SAVE™ program is a regional energy efficiency program designed to provide a high performance home that is “superior to code.” To receive the BUILT TO SAVE™ certification, homes must be inspected before drywall is installed to insure proper insulation, and tested at the completion of construction to verify that the air leakage requirements of the program are met. A BUILT TO SAVE™ certification means the following: savings through low energy consumption, a more comfortable home, better indoor air quality, and less maintenance, all resulting in a higher resale value for the home. Visit BuiltToSave.org for more information. GreenBuilt RGV is a voluntary program for building industry professionals who are committed to using products, technologies, and environmentally friendly building practices in their construction process, resulting in better built homes that provide greater energy efficiency, improved air quality, and protection for the environment. The GreenBuilt RGV program is administered by the Rio Grande Valley Builders Association and is designed to encourage the use of sustainable materials in construction in order to conserve energy and protect our natural resources. Visit rgvba.org for more information.

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Visual Inspections and Testing A home with a BUILT TO SAVE™ label has gone through stricter and more comprehensive inspection and testing than a home built only to code. — Preliminary Review A builder is required to submit the home’s floor plans and elevation drawings to see if any changes are required to provide more energy efficiency. The home’s Manual J, which determines the proper size of the air conditioning unit for the specified size of the home, must also be submitted for review to ensure that it is correct. The data is then

The ENERGY STAR is a national program administered by the Department of Energy in conjunction with the Environmental Protection Agency. To earn the ENERGY STAR® certification, homes must meet strict construction and energy efficiency criteria verified by a third party. An ENERGY STAR® qualified home consumes 15% to 30% less energy than a similar home and provides better durability, more comfort, cleaner indoor air, and reduced maintenance costs. Visit energystar.gov for more information.

GREENBUILT RGV

THIRD-PARTY VERIFICATION FOR THE BUILT TO SAVE™ LABEL

entered into a software program that projects the expected energy efficiency for that home—allowing builders to make appropriate changes if required.

— Thermal Bypass (Pre-Drywall Inspection) A visual inspection is performed during the framing phase of a home to ensure that there are no gaps in the thermal barrier that would allow cold air to escape from the inside of the home to the attic. The insulation is also inspected to ensure it has the correct R-value and that it was properly installed.

— Blower Door Test & Duct Leakage Testing The final inspection and testing is performed once the home is complete using special diagnostic equipment to conduct a blower door test, which measures the air leakiness of the home, and a duct leakage test that measures the leakiness of the ducts. Final results must meet the requirements of the program for the home to pass. These tests will predict the home’s future energy efficiency performance.

— RESNET Approved Third-Party Raters While anyone can perform third-party inspections with the proper equipment, it is important to ensure that the rater is a RESNET approved inspector. RESNET is the accrediting agency for Home Energy Raters. Qualified raters are issued an RTN# by RESNET. Make sure your rater has one and is listed on RESNET’s website (www.resnet.us) as a current member. See page--- for local raters. IMPORTANT CHANGE IN THE 2015 ENERGY CODE REGARDING INSPECTORS Third-party inspectors must not have been affiliated with the design or construction of the building (Section C104.4).


Energy Efficiency

SMART HOME BUYERS KNOW TO ASK ABOUT ENERGY EFFICIENCY This section of the New Homes Guide includes articles that focus on highperformance, energy-efficient construction and how to know if your home qualifies. Today’s home shopper knows that the cost of a home is not just the price of the home, but also what it will cost to maintain. A new home on the market may look beautiful thanks to the eye-catching finishes like exotic granite countertops, impressive wood or marble floors, and designer light fixtures, but its energy efficiency—or lack of it—is often something you will only discover after you move in. Articles in this section will teach you how to find out if the home you plan to buy is a high-performance home. Check out our collection of articles at rgvNewHomesGuide.com and read about high-performance certifications like BUILT TO SAVE™ that guarantee lower utility bills, better indoor air, more comfortable interiors, and tighter, more durable construction—all adding up to a higher resale value if you ever decide to sell.

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Energy Efficiency

Demand a Right-Sized A/C Unit for Your Home Bigger Is Only Better for the Contractor

W

hen it gets hot in Texas, it gets really hot. We have a climate in which air conditioning is required practically year round. So, when you’re in the process of buying or building a new home, it’s important to make sure your A/C unit is correctly sized and matched to the home’s specifications. Why is this important? Simply put, an A/C unit accounts for about 50% of your home’s utility bill, but more critically—it accounts for 100% of the home’s comfort. A home with an oversized unit will not only consume more electricity than needed, its occupants will be plagued by uncomfortable clammy interiors with other long-term operational problems from poor humidity control. If you want to make sure you are not a victim of the “Bigger Is Better” sales pitch, here’s what you should know.

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Understanding What Determines Right-Sizing of Air Conditioning Systems

In the U.S., the Air Conditioning Contractor’s Association of America (ACCA) produced a protocol for calculating the heating and cooling loads of a home in order to determine the correct A/C system needed for a specific space. Known as a “Manual J,” this protocol takes a scientific and mathematical approach to accurately match the size of the A/C with the home’s required load calculations. A Manual J is absolutely more accurate than the rules of thumb that many contractors use, such as “1 ton of air conditioning capacity for each 600 square feet of living space.” These rules of thumb—especially bad rules of thumb—grossly oversize the A/C unit. While a “Manual J” is required by code officials in order for a builder to get a building permit, the sad truth is that it is not their job to ensure the Manual J is correct. Even the builder may not know if the Manual J developed for his or her home is correct. Too often, everyone trusts the HVAC contractor who is the one responsible for developing the Manual J, which determines the correct size of the air conditioning unit. A/C units are sold by the ton—the bigger the unit, the more costly the system. One ton can cost about $1000, so


you can see that making sure the A/C unit is properly sized can have huge payoffs—even before you learn about all the benefits you will enjoy and all the headaches you will avoid when the A/C is properly sized. A home’s heating and cooling load is determined by its design. Many factors are considered, room-to-room, when calculating these loads using special software: square footage, type of windows, type of insulation, and climate zone are only a few examples. It is a time-consuming job and probably why most HVAC contractors use rules of thumb instead, or worse, just use the default information on their software, which mostly likely does not reflect your home’s specific characteristics. These “inaccurate defaults” result in “inaccurate outputs” and produce an inaccurate Manual J that incorrectly requires an oversized A/C unit. It may be good for the HVAC contractor, but not for you.

Why You Don’t Want an Oversized HVAC System

Believe it or not, 40% of all US contractors admit that they are likely to oversize the equipment as a result of skipping Manual J calculations. They assume that a bigger A/C system will be able to accommodate any need and therefore should work fine. In other words, they believe that bigger is better. It’s also much easier for them to guess or use rules of thumb instead of taking the time to accurately do the required Manuals J, S, T, and D. Aside from paying too much for an oversized A/C initially, there are other operational problems to be aware of if your A/C is too big. More Expensive: At $1000 per ton, a larger (capacity) A/C system costs more to buy. Like poor “miles per gallon” of a car with an inefficient larger engine, an over-sized A/C will get poor efficiency and your utility bills will be much higher than necessary. Increased System Wear: To be efficient, an air conditioner should run for longer, even cycles rather than for short bursts of cool air. An oversized unit will short cycle – this means it will start up and shut down more often. The constant “on and off” operation will increase the wear and tear of your equipment, resulting in a shorter life span and expensive repairs.

Poor Circulation: A/C units that are bigger than necessary do not run long enough to create good air circulation. A common problem is that some rooms will be too cold and others will be too hot. A right-sized unit will run for a longer period of time, allowing for good air circulation that helps to maintain even room temperatures. Improper Humidity Levels: With a rightsized air conditioning system, the longer running time actually helps to remove the humidity in your home. On the other hand, with a larger system in which air circulation is low, your home will feel sticky and clammy. Indeed, your humidity levels may be higher, so you crank the system up. This will only add to the humidity problem and increase your electricity costs, as well. Moisture and Mold Issues: An over-sized A/C unit does a poor job of removing humidity out of the home because it cools the space quickly and shuts off before it can do so. The long-term result is a variety of moisture and mold issues throughout the home.

Ensure Your New Home Has the Right-Sized HVAC Equipment

The good news is that there is a way to be sure that your A/C unit is sized correctly to produce extended runtimes, control humidity, eliminate moisture problems, provide even temperatures, and use less energy—it’s called a BUILT TO SAVE™ certification for new homes. A home that receives a BUILT TO SAVE™ certificate has been inspected and tested by an independent, third party energy rater who guarantees that the home has complied with the requirements of the program. And one of the key components of the BUILT TO SAVE™ program is that the home’s HVAC system be right-sized and properly installed. The Manual J documents provided for homes enrolled in the BUILT TO SAVE™ program are collected in the pre-construction stage of the program and studied by an energy rater who compares the data entered in the Manual J report with data from the home’s floor plans and other data collected from on-site inspections. A home with an oversized A/C unit cannot qualify for the BUILT TO SAVE™ program. Don’t take anyone’s word that your A/C is properly sized. Ask for guaranteed proof—ask to see the BUILT TO SAVE™ certificate.

Manuals J, S, T, D: What Are They? Manual J Definition Manual J is a protocol developed by the Air Conditioning Contractors of America (ACCA) and is used to figure out how much heating and cooling a home needs to keep the indoor environment comfortable. This room-by-room calculation for the entire home determines its need (in BTUs per hour) for cooling and heating, taking into account other factors of the home such as location, insulation, materials used, orientation, window specifications, etc. Manual J is used to determine the “right size” A/C unit to use. Manual S Definition Once the amount of air required by each room in the home is known, the next step is deciding which equipment can best fulfill that need. Manual S is used to select the right HVAC equipment and is important to use since there are many options from which to choose, each with its own pros and cons on how the HVAC system handles sensible and latent heat, air movement, and static pressures. Manual T Definition Manual T addresses the location and type of the various supply registers, diffusers, grills, and what the appropriate sizes should be. This information is critical in establishing an efficient and consistent movement of air throughout the home. Manual D Definition Manual D is used to determine an efficient delivery system of ductwork that takes into account such things as distance from the air handler to the ducts, efficient duct design and type of material, balance friction versus airflow, and what is required by each room. Using accurate information on all the Manuals J, S, T, & D will ensure that the design and construction of a high performance HVAC system will make any home much more energy efficient and comfortable than a similar home built without regard to these Manuals. October / November 2017

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Energy Efficiency

Protect Your New Home Investment For most of us, buying a new home is the largest investment we will ever make. And we do so with the expectation that we will get a good return on our investment should we decide to sell. For that to happen, we are hoping and betting that the home will appreciate in value. While there is no sure way to predict home values in the future since much depends on external factors, like when you sell and where you live, building or buying a home that is certified as a highperformance home is a great way to hedge your bet.

TODAY’S HOME SHOPPER

Smart shoppers are aware that the cost of a new home is not just the initial price of the home, but rather the total cost of homeownership that includes the home’s long-term utility bills and what it will cost to maintain the home. Today’s home shopper is focused on the high-performance qualities of the home—looking beyond the luxurious marble floors, exotic granite countertops, designer lighting fixtures, and all the other “lipstick” features that don’t reveal how the home will perform in the long term.

HIGH PERFORMANCE HOME CERTIFICATION

BUILT TO SAVE™ is a voluntary program for homebuilders who strive to build above the minimum building code required by law. Homes certified as BUILT TO SAVE™ are inspected and tested by a licensed, third-party inspector who guarantees

Featured Energy Efficient Builders The builders participating in the BUILT TO SAVE™ Program are building homes the right way, and you don’t have to take our word or the builder’s word for it. Every certified home is inspected and tested by an independent Home Energy Rater to verify that the builder has met the above-code requirements of the program, and is issued a BUILT TO SAVE™ certificate. BuiltToSave.org

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Marc Daniels Const.

Camino Real Builders

Marc Sandoval

Michael Pavon

(956) 337-0192

(956) 460-0286

mdanielsllc@gmail.com

caminorealbuilders.com


that the home has met the requirements to receive the high performance label of BUILT TO SAVE™. Homebuyers receive a BUILT TO SAVE™ certificate which, much like the Good Housekeeping Seal of Approval for household products, is recognized as a symbol of a product inspected and tested with a promise of quality and consumer satisfaction.

ACHIEVING BUILT TO SAVE™ CERTIFICATION

The BUILT TO SAVE™ program process begins with a preconstruction analysis of the home’s floor plans, elevations, and Manual J, which determines the correct size of the HVAC (heating and cooling) system. Using special software, an independent energy rater estimates a projected Home Energy Rating System (HERS) Score, a nationally accepted system that predicts the energy efficiency of a home. The goal is to build a home that is 15% or more energy efficient than a similar home built to code.

THIRD-PARTY INSPECTION AND TESTING

An independent Energy Rater inspects the home after insulation is installed and before the walls are covered. This inspection verifies that the insulation used complies with current code laws and that it was properly installed. A visual inspection at this stage assures that the home’s interior is protected from cool air escaping to the attic space and that hot air from the attic does not enter the home. Final testing occurs when the home is complete. Special equipment is used at this stage to identify air leakage in the home and in its ductwork, which would increase utility bills. The tests performed are known as a blower door test and a duct leakage test. While some municipalities mandate these tests, it is important to ask if they comply with the new 2015 energy codes as required in Texas since August 1, 2016. For builders, it is important to know that the responsibility to comply with the new Texas energy code rests on the builder and not the city code officials.

RESALE VALUE

The value of the BUILT TO SAVE™ program is its guarantee of home comfort, improved indoor air quality, construction durability, and lower utility bills. But one benefit that several national studies have revealed is that energy efficient homes achieve higher resale values. It makes sense that buyers would be willing to pay more for an energy efficient home with longterm savings. When you decide to sell your BUILT TO SAVE™ home, its certificate of high performance will be instrumental in setting a premium price. Why tell buyers that your home is a high-performance home…when you can show them?

Hoping your new home will increase in value is a given. Taking the steps to help that happen is a choice.

b

Choose a BUILT TO SAVE™ certified home. Magic Valley Electric Cooperative (MVEC) is committed to reducing the energy consumption of new homes by sponsoring high-performance home programs like BUILT TO SAVE™ and ENERGY STAR ©. These programs are designed to improve a home’s comfort, save money on utilities, and protect the homeowner’s investment.

www.MagicValley.Coop

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Energy Efficiency

Leading Energy Efficient Builders These builders represent a small, select group of professionals leading today’s energy efficient construction by building high-performance homes in the BUILT TO SAVE™ program. Learn more about the program at www.builttosave.org.

Affordable Homes of South Texas, Inc.

(956) 687-6263 | info@ahsti.org | ahsti.org

Affordable Homes of South Texas, Inc. (AHSTI) builds all of their homes to comply with the requirements of the ENERGY STAR® and BUILT TO SAVE™ programs. AHSTI has been recognized by the EPA with a “Leadership in Housing” award for their commitment to ENERGY STAR®. 500 S. 15th St. McAllen, TX 78501 NMLS# 346848

AFFORDABLE HOMES of SOUTH TEXAS, Inc.

DH Construction

(956) 778-0212 | ahernandez65@rgv.rr.com | dhconstructionrgv.com

DH Construction is one of a few builders listed on the ENERGY STAR® website as a partner since 2015. The company’s homes are proof that although sometimes luxury is valued more than energy efficiency by homebuyers, an energy efficient home can indeed have all the luxuries one desires. DH Construction has built a reputation on building custom homes that cater to individual tastes and budgets, and delivers true comfort and high-performance homes with excellent energy ratings. This, of course, translates into tremendous savings on energy and value that only increases with time through low maintenance and maximum durability.

Divine Custom Homes

(956) 467-1111 | olga@divinecustomhomes.net | divinecustomhomes.net

Divine Custom Homes has received special recognition for multiple years in energy efficiency from both Magic Valley Electric Coop and AEP Texas for their high-performance homes. Divine builds all homes with ENERGY STAR® and GreenBuilt RGV, adding BUILT TO SAVE™ in MVEC territory. The company includes the EPA’s Indoor airPLUS label with every home for exceptional air quality.

Esperanza Homes

(956) 380-6500 | info@mlrhodes.com | esperanzahomes.com

Esperanza Homes is an established award-winning builder of energy efficient homes distinguished with world-class, innovative architectural designs and outstanding construction. Esperanza Homes is committed to building homes that are more energy efficient and more comfortable than similar homes built to code. From entry-level homes to elegant luxury homes, Esperanza’s company-wide team effort is for excellence in customer satisfaction along with homes backed by an independent third-party guarantee of energy efficiency.

Innovative Construction

(956) 929-6198 | j.vargas@jjinnovativeconstruction.com | jjinnovativeconstruction.com

Innovative Construction was honored by industry peers with awards of excellence for their model home entered in the local 2017 RGVBA Parade of Homes. This included the coveted “Best of Show Award,” which, out of the 28 homes entered in the Parade, took top honors. As a testament to the superior quality and energy efficiency of Innovative Construction’s home, the company also received the award for the “Most Energy Efficient Home” with an impressive Energy Rating Index score of 53. Innovative Construction’s homes have superior quality and comfort that you can “award-winningly” see—and feel.

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Builder Industry News

Sugar Oaks Community Holds Grand Opening & Ribbon Cutting GGP INVESTMENT GROUP, LLC, developers of Sugar Oaks community in Edinburg, Texas, hosted a Grand Opening and Ribbon Cutting Ceremony on Tuesday, September 19, 2017, on location at the corner of Sugar Road and Wisconsin Road. Sugar Oaks is one of Edinburg’s newest gated communities featuring privacy, enhanced security, a Homeowner’s Association, and an ideal location convenient to business districts, Canterbury Elementary, South Middle School, Robert

Vela High School, and the University of Texas–Rio Grande Valley. Sugar Oaks also provides quick and easy access to Expressway – Interstate 69C (US 281) for fast travel to any part of the Rio Grande Valley. The community consists of 74 residential lots with one & twostory homes requiring a minimum of 1,600 and 1,800 square feet respectively. Models will be available soon from Classic Homes and Infinity Homes, two of the Valley’s fine builders. See the Sugar Oaks Community ad on page 43 or call (956) 258-4731 for lot information and availability. Don’t put this off—lots are already over 50% SOLD!

(L to R) GGP Investment Group, LLC members: Joaquin Gonzalez; Frank Gonzalez, Jr.; Frank Gonzalez; Eddie Garza; and Mario Pena.

ONE TYPE OF INSULATION IS SUPERIOR TO ALL OTHERS—

...An Investment With A Huge Return!

Lower, remarkable HERS scores Energy efficient and airtight home envelope Protection from moisture infiltration Cleaner and healthier indoor air quality Quieter interiors with protection from outside noise Less pollutants, insects, rodents, and other pests Enhanced interior comfort--all year long

Call / Text / Email us for a FREE ESTIMATE or CONSULTATION. (956) 638-3594 | rob@valleyenergyspecialist.com | www.InsulateRGV.com

1006 East Ferguson St., Pharr, Tx 78577 30

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Builder Industry News

RGVBA Honors Associate Members THE RIO GRANDE VALLEY BUILDERS ASSOCIATION honored

Associate members during their monthly meeting in September. The meeting was an opportunity for Associate members (non-builder members) to introduce themselves to the group and talk about the products and/or services they offer for the homebuilding/ homebuying industry. RGVBA builder members provided cash prizes and door prizes for the Associate members. Camino Real Builders donated a 32” flat screen TV that was raffled to attendees, and the proceeds from ticket sales were given away as cash prizes. The Associate membership of the RGVBA is the backbone of the organization. Their yearlong support of RGVBA’s meetings, events, and fundraisers are depended upon for the day-to-day operation of the Association.

(L to R) Marcy Alamia, RGVBA /Executive Director; Eddie Garza, Infinity Homes; TV winner, Albert Chapa, Plains Capital Bank; Jack Pollock, Frontera Homes.

Call the RGVBA office at (956) 686-2932 for membership information or visit RGVBA.org to download an application.

Hurricane Harvey Relief

PLEASE DONATE TO HELP THE VICTIMS OF HURRICANE HARVEY On August 25, 2017, Category 4 Hurricane Harvey made landfall near Rockport, Texas, causing widespread catastrophic flooding and damage in Texas and along the Gulf Coast. Damages are estimated as high as $190 billion. We invite you to help victims of this hurricane and natural disasters. GlobalGiving is the largest global crowd-funding community, connecting nonprofits, donors, and companies in nearly every country. The organization works directly with local communities who are best positioned to provide long-term support for the survivors of natural disasters like Hurricane Harvey. Most importantly, GlobalGiving will post reports about how funds are used and will email these to donors, allowing them to see directly where their donations have gone. All donations to this fund will support recovery and relief efforts for Hurricane Harvey. The fund will help first responders initially to meet survivors’ immediate needs for food, fuel, clean water, hygiene products, and shelter. Once initial relief work is complete, the fund will support longterm recovery efforts run by local vetted organizations along the Gulf Coast.

Donate by US Mobile Phone - Text HARVEY to 80100 to donate $10 to the Hurricane Harvey Relief Fund. Message and data rates may apply. Only works for US mobile phones. Or visit GlobalGiving’s web page for donations to the Hurricane Harvey Relief Fund and other natural disasters around the globe. MESSAGE COURTESY OF THE RIO GRANDE VALLEY NEW HOMES GUIDE

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PLUMBINGANDELECTRIC.COM

Lighting Professionals - WITH BRIGHT SOLUTIONS FOR YOU -

[ LIGHTING DISPLAYS ONLY IN PHARR & BROWNSVILLE ] Weslaco Showroom Coming Soon!

VALLEY-WIDE LOCATIONS McAllen, Tx 700 N. 23rd. St. • (956) 631-1124 Pharr, Tx 706 W. Ferguson Ave. • (956) 782-0080 Weslaco, Tx 625 S. Airport Dr. • (956) 968-8525 Harlingen, Tx 315 S. West St. • (956) 423-6387 Brownsville, Tx 3805 International Blvd. • (956) 544-4103

New models coming soon to Sugar Oaks See page 33

Classic Lifestyles Are Born Here J.C. NORIEGA (956) 975-6300 / 454-4102 | CLASSICHOMESRGV.COM B U I L D O N YO U R LOT O R O U R S • C O N S T RU C T I O N F I N A N C I N G AVA I L A B L E

Lord & Gonzalez L.P.

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PARADE O VBA FH RG OM 17

20

ES

BEST MASTER

BED & BATH

Model Home

20

A+ rating with the Better Business Bureau

E ndlessPossibilities

PARADE O VBA FH RG OM 17

BEST HOME

$ 3 01 TO

$ 400

“An Infinity Custom Construction, LLC Company” (956) 460-3290 • (956) 534-2353 www.InfinityHomesRGV.com

Jackson Heights

2301 Holland Ave., Edinburg Tx

Mon. - Sat. 10am - 6pm Sunday 11am - 5pm

- ATTENTION BUILDERS -

EARLY REGISTRATION FOR 2018 RGVBA PARADE OF HOMES TO OPEN AT MONTHLY MEMBERSHIP MEETING ON WEDNESDAY, OCTOBER 4, 2017. Take advantage of the early registration fee available only until October 31, 2017. If you have been an RGVBA member for at least 6 months, you will be eligible to win a free Parade Entry to be awarded to one lucky builder who pays the entry fee by October 4, 2017. More information on the Parade will be available on the RGVBA.org website. To sign up for the Parade, call Marcy Alamia / RGVBA Office at (965) 686-2932 or Jose Vielma /New Homes Guide (956) 971-9700.

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ES

We have an


new website COMING SOON

www.rgvNewHomesGuide.com The Rio Grande Valley’s most comprehensive resource for new homes, new home builders, and new home communities.

Vol. 25.6 | October/November 2017 | RGVNewHomesGuide.com

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+

FURNISHED MODEL HOMES There is nothing like actually walking through a home. These builders have their homes furnished and ready for you to tour. Stop by and see which one FEELS like home.

BUILT TO SAVE™ & ENERGY STAR® Certifications represent homes with lower ownership costs, & require less energy for heating and cooling.

GreenBuilt RGV Certification represents homes that are built using products, technologies, and environmentally-friendly building practices.

McAllen www.caminorealbuilders.com \\ See page 5

www.WestWindHomes.com \\ See page 11

OFFICE: (956) 704-2344

www.esperanzahomes.com \\ See page 1 SALES: Shant Samtani: (956) 380-6500 Ext 710 shant@mlrhodes.com

ADDRESS: Retama Village at Bentsen Palm 2204 Seagull Lane Mission, TX

ADDRESS: Tanglewood at Bentsen Palm 3611 Oriole Dr. Mission, TX HOURS: Call for a personal tour.

Mission SALES: Juan Pacheco: (956) 369-2456 juan@mlrhodes.com

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SALES: Kim “Tassie” Williquette: (956) 530-3252 kim@mlrhodes.com

ADDRESS: Tanglewood at Bentsen Palm 1920 Seagull Lane Mission, TX HOURS: Tuesday - Saturday 10:00am to 6:00pm Sunday & Monday Closed OFFICE: (956) 380-6500 *Se habla Español

RGVNewHomesGuide.com | October/November 2017 | Vol. 25.6

www.bentsenpalm.com \\ See page 1 SALES: Juan Pacheco: (956) 369-2456 juan@mlrhodes.com

HOURS: Monday - Saturday 9:00am to 5:00pm Sunday Closed OFFICE: (956) 380-6500

ADDRESS: Del Oro at Bentsen Palm 613 S. Paseo Del Rey Mission, TX HOURS: Monday - Saturday 10:00am to 6:00pm Sunday 12:00pm to 6:00pm OFFICE: (956) 380-6500 *Se habla Español

Mission

www.bentsenpalm.com \\ See page 1

Active Adult Community 55+

www.bentsenpalm.com \\ See page 1

www.divinecustomhomes.net \\ See page 31 SALES: Olga Treviño: (956) 467-1111 olga@divinecustomhomes.net

ADDRESS: Ensenada at Tres Lagos 4404 Ensenada Ave McAllen, TX HOURS: Monday - Saturday 10:00am to 7:00pm Sunday 12:00pm to 6:00pm OFFICE: (956) 380-6500

Mission

Mission

OFFICE: (956) 546-8983

ADDRESS: La Floresta 2112 Queens McAllen, TX HOURS: Monday - Friday 10:00am to 7:00pm Saturday 12:00pm to 6:00pm Sunday Closed

www.WestWindHomes.com \\ See page 11

ADDRESS: Hibiscus Hill 2901 Northgate Ln. McAllen, TX HOURS: Monday - Friday 10:00am to 7:00pm Saturday 12:00pm to 6:00pm Sunday Closed

McAllen

McAllen

SALES: Pablo Rodriguez: (956) 429-8662 salescaminoreal@gmail.com

ADDRESS: Hidden Cove 3605 N. 42nd St. McAllen, TX HOURS: Monday - Friday 9:00am to 6:30pm Saturday 11:00am to 3:00pm OFFICE: (956) 992-9501

McAllen

cAMI NO REA L


Edinburg

Edinburg

HOMES

www.dhconstructionrgv.com \\ See page 10

ADDRESS: Summerset Estates 1412 Maravilla Dr. Edinburg, TX HOURS: Open Daily By Appointment

www.infinityhomesrgv.com \\ See page 34

SALES: Daniel Hernandez - (956) 778-0212 ahernandez65@rgv.rr.com

SALES: Eddie Garza: (956) 460-3290 | Mario Peña: (956) 534-2353 info@infinityhomesrgv.com

Edinburg

Edinburg

W

ADDRESS: Jackson Heights 2301 Holland Ave. Edinburg, TX HOURS: Monday - Saturday 10:00am to 6:00pm Sunday 11:00am to 5:00pm OFFICE: (956) 460-3290

A L D O

H O M

www.waldohomesrgv.com \\ See page 7 SALES: Luis Waldo - (956) 466-8590 • 907-8876 luiswaldo@yahoo.com

E

ADDRESS: Summerfield Manor 4917 Nevis Edinburg, TX HOURS: Monday - Saturday 10:00am to 6:00pm Sunday 1:00pm to 6:00pm

S

www.WestWindHomes.com \\ See page 11 OFFICE: (956) 587-9500

Weslaco

ADDRESS: Rock Springs 109 Stone Ridge Dr Weslaco, TX

www.caminorealbuilders.com \\ See page 5 SALES: Pablo Rodriguez: (956) 429-8662 salescaminoreal@gmail.com

HOURS: Open Daily By Appointment OFFICE: (956) 992-9501

www.WestWindHomes.com \\ See page 11 OFFICE: (956) 520-4888

Weslaco

cAMI NO REA L

ADDRESS: Fairhaven Heights 1908 Webster Edinburg, TX HOURS: Monday - Friday 10:00am to 7:00pm Saturday 12:00pm to 6:00pm Sunday Closed

ADDRESS: Midpoint Estates 1408 Mulberry Weslaco, TX HOURS: Monday - Friday 10:00am to 7:00pm Saturday 12:00pm to 6:00pm Sunday Closed

Real Quality is behind the walls. BUILD A HOME THAT WORKS AS HARD AS YOU DO High-Performance homes put in long hours saving energy. Each ENERGY STAR® certified home is built to use 20% to 30% less energy than typical new homes—so you get all the amenities you want, plus reduced energy costs. Find a builder at SouthTXSaves.com.

Homes certified “Built to Save™” are more energy efficient without walls than similar homes with walls. Lower Utility Bills + Better Indoor Air + Tighter Construction Less Maintenance + More Comfort + Certified by a Third Party

B U I LT T O S AV E . O R G

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29th St

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Bentsen Rd

Mile 7

McColl Rd

Mile 2

23rd St

29th St

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10th St

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Conway Rd

Trosper Rd

Los Ebanos Rd

Ware Rd

McColl Rd

23rd St

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23rd St

Buddy Owens Blvd

Taylor Rd

Shary Rd

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Ware Rd

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Shary Rd

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Taylor Rd

Shary Rd

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29th St

302 Glasscock Rd

Stewart Rd

Bryan Blvd

Mayberry Blvd

Los Ebanos Rd

Inspiration Rd

Moorfield Rd

La Homa Rd

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2nd St

1 Mile S. Rd

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Ware Rd

BUS Stewart Rd

Alton

Stewart Rd

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Bentsen Rd

495 Griffin Pkwy Bryan Blvd

Mile 5

Bryan Blvd

St Jude Ave

Mayberry Blvd

Conway Rd

Trosper Rd

Los Ebanos Rd

Inspiration Rd

Moorfield Rd

La Homa Rd

Bentsen Palm Dr

Mile 9

23rd St

Shary Rd

83 Conway Rd

Trosper Rd

Los Ebanos Rd

Inspiration Rd

354

Conway Rd

Inspiration Rd

Moorfield Rd

Schuerbach Rd

Bentsen Palm Dr

Ware Rd

Depot Rd

Monte Cristo Rd

McColl Rd

301 Schuerbach Rd

La Homa Rd

Bentsen Palm Dr

N

102

Ware Rd

303

Schuerbach Rd

Bentsen Palm Dr

New Home Communities | MAP Monte Cri

El Pacifico

107

Mile 8

107

Freddy Gonzalez Dr

Northgate Ln

205

336

107 Nolana Ave

104

495

Jackson Ave

83

336

d

Military Rd


69C

BUS

281

isto Rd Jackson Rd

Sugar Rd

Monte Cristo Rd

Monte Cristo Rd

Rogers Rd

206

Russell Rd

Mile 17 1/2 Rd

new home

communities

BUS

204

Mile 17 Rd

Closner Blvd

69C

107

E Richardson Rd

Raul Longoria Rd

Closner Blvd

203

Canton Rd

Wisconsin

Veterans Blvd (I Rd)

BUS

Dove Ave

n R&d 42 to36 105 ..... La Floresta See pgs. Can11,

Canton Rd

106 ..... Plantation Gap See pgs. 11 & 42 in Rd 107 ..... Vendome See pg. 42 Wiscons

EDINBURG, TX Rd 201 ..... Telfair See pgs. 3 & 42Trenton

Trenton Rd

203 .... The Reserve at Canton See pg. 43 erta Rd

Alb 204 .... The Hills at Chapin See pg. 43

Alberta Rd

Owassa Rd

Minnesota Rd

Minnesota Rd

205 .... Camden Village See pg. 43 207 .... Sugar Oaks See pg. 43

Raul Longoria Rd

Veterans Blvd (I Rd)

Sugar Rd

Pecan Ave

495

E

301 ..... Retama Village at Bentsen Palm See pgs. 1, 36, 44 302 .... Stewart Oaks See pg. 44 d Eldora R

303 .... Tanglewood at Bentsen Palm See pgs. 1, 36, 44 ALTON, TX 500 .... Imperial Oaks See pg. 44

Sioux Rd

Ferguson Ave

495

Denotes furnished model home

2

See pgs. 36 & 37

281 83

BUS

2

BUS

83

ta Rd

Minneso

MISSION, TX 300 .... Del Oro at Bentsen Palm See pgs. 1, 36 & 44 arling Rd

Eldora Rd

69C

lt Rd

Rooseve

206 .... Russell Park See pgs. 11 & 43

Earling Rd

Nolana Ave

Jackson Rd

104 ..... Hidden Cove See pgs. 5, 36 & 41

Alamo Rd

69C

281

Alberta Rd

102 ..... Estancia at Tres Lagos See pgs. 1 & 41 103 ..... Hibiscus Hill See Apgs. 11, 36R&d41 nderson

Wisconsin Rd

201

Trenton Rd

101 ..... Escondido at Tres Lagos See pgs. 1 & 41

Curve Rd Texas Rd

Iowa Rd

Raul Longoria Rd

207

MCALLEN, TX 100 ..... Ensenada at Tres Lagos See pgs. 1, 36 & 41

107

Cesar Chavez Rd

Sugar Rd

Edinburg

Sugar Rd

Jackson Rd

Jackson Rd

University Dr

107

Alamo Rd

Schunior St

Cesar Chavez Rd

281 Chapin Rd

To add a New Community on this map, call (956) 971-9700.

83

Ridge Rd

281 Moore Rd

Hall Acres Rd

Cesar Chavez Rd

2

Stewart Rd

Veterans Blvd (I Rd)

BUS

Sam Houston Blvd

new home

Ridge Rd

Moore Rd

Hall Acres Rd

Alamo Rd

El Rancho Blanco Rd

83

communitiesonline SEE MAP ONLINE

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DOWNLOAD LOT SHEETS

See layouts of neighborhoods and available lots: www.rgvNewHomesGuide.com/Communities October / November 2017

281

39


New Home Communities

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communities How to use this comprehensive new home communities guide

CITY COLOR CODE McAllen

Edinburg

Mission

Alton

NEARBY POINTS OF INTEREST

*Within 5 Mi

Shopping

Running Trails

Fitness Facility

Dining

Bike Trails

Children’s Park

Entertainment

Golf

Schools

Hospital

Expressway

Gated

MAP LISTING NUMBER

This number identifies the community on the locater maps.

CITY COLOR CODE

Cities are coded by color. Each color represents a different city.

ICON LEGEND

The icons on the top right of the community ad indicate amenities or nearby points of interest. See complete legend at the top of this page.

SCHOOL INFORMATION

Find Independent School District telephone numbers and names of related schools.

QUICK LOCATER MAP

See road directions to the community showing minor and major roadways.

PRICES & PROPERTIES FOR SALE

Prices or price ranges are shown for lots, homes, or a combination of both. Prices subject to change without notice. Call advertiser for more information.

new home

communitiesonline

GET TURN-BY-TURN DIRECTIONS www.rgvNewHomesGuide.com/Map

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www.rgvNewHomesGuide.com/Communities

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New Home Communities

October / November 2017

41


New Home Communities

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New Home Communities

October / November 2017

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New Home Communities

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W W W. R g V B a . O R g | ( 9 5 6 ) 6 8 6 - 2 9 3 2

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COVER FEATURE: "Tres Lagos--The New North: Come Celebrate the Opening of McAllen’s New 2,571 Acre Master-Planned Community! Single-Family Ho...