Design selections are the step in a new construction purchase where you choose the finishes, fixtures, and details that turn a builder's floor plan into your home. In Northeast Texas, that usually happens at the builder's design center, working one-on-one with a design consultant, and it takes place in the first weeks after you sign the contract. This guide explains how the process works, what is included versus what costs extra, and how your choices affect both the price and the build schedule.
Shannon and Scott Miles guide new construction buyers across Northeast Texas every week, from first-time buyers in Forestbrook Estates to families building custom homes. As New Construction Specialists, they sit with clients at design appointments, review the standard package against the upgrade list, and help keep the budget on track. Here is what they want every buyer to know before walking into a design center.
What Are Design Selections in New Construction?
Design selections are every finish decision the builder needs from you before construction reaches a given stage: flooring, cabinets, countertops, paint colors, light fixtures, plumbing fixtures, appliances, and sometimes structural options like a larger garage, a fourth bedroom, or a covered patio. In a production community like Forestbrook Estates in Paris, the base price includes a standard package of finishes, and the design center is where you choose from the builder's catalog and pick your upgrades. Our Forestbrook Estates guide covers the community in detail.
When Do Design Selections Happen?
Selections typically begin within the first two to four weeks after you sign the contract. The builder cannot order windows, cabinets, or flooring until selections are locked, so your design appointment usually happens before site work starts or while it is underway. Most builders set a deadline by which all selections must be final. Miss it, and the builder may default to the standard package. Our new construction timeline guide shows the full build from contract to keys.
What Is Included in the Base Price?
Every builder's standard package is different, and the design consultant will walk you through what is included at your price point. Typically the base price covers builder-grade flooring, cabinets, countertops, fixtures, and appliances, plus a standard paint palette and basic lighting. Ask for the included list in writing before you start picking upgrades, so you know the baseline. The answer book's guide to visiting a builder's model home is a useful companion, since models are usually upgraded well beyond the base package.
What Counts as an Upgrade?
Anything above the standard package is an upgrade. Common ones in Northeast Texas are hardwood or luxury vinyl plank instead of carpet, quartz or granite instead of laminate, upgraded cabinets and trim, taller ceilings, extended patios, extra electrical outlets, and upgraded lighting and plumbing fixtures. Some upgrades are structural, like a bonus room or a three-car garage, and must be decided early because they change the framing or foundation. Cosmetic upgrades can often be adjusted later, though at a higher cost.
How Do Selections Affect Your Price?
Upgrades are added to the base price, and how they are billed varies by builder. Some are financed into the mortgage, while others are due at closing, so ask which is which. Many builders use allowances: you receive a credit for a category such as lighting or flooring, and you pay the difference if you choose above it. Small upgrades add up fast, so keep a running total during the appointment. Our guide to builder incentives beyond the sales price explains how credits and promotions fit into the same conversation.
What Do Buyers Often Miss?
Practical details are easy to overlook. Think about the number and placement of electrical outlets, exterior lighting, garage storage, water heater size, attic access, and the finish on plumbing fixtures. A few extra outlets in the garage or a second sink in the laundry room cost little now and are expensive to add later. Resale matters too: neutral finishes appeal to the widest range of future buyers, while highly personal choices can narrow your market. Our new construction buying guide covers warranties, inspections, and representation in context.
How Do Selections Affect the Timeline?
Selections must be locked before the builder orders materials, so delays in deciding can pause the build. Change orders after selections are final can add both cost and weeks, especially for structural items. Arrive with your decisions mostly made: your budget, your priorities, and a short list of must-have upgrades. If you are weighing a custom build against a production home, our guide to choosing a builder in Northeast Texas compares how each handles selections.
How to Prepare for Your Design Appointment
Bring a budget, room measurements, photos of finishes you like, and a list of how your family actually lives. Prioritize the upgrades that matter most, whether that is flooring you can live with for twenty years or a kitchen layout your family will use daily. Take notes and photos of everything you choose, and ask for a written summary of selections and costs. If you are early in the process, our answer on how to choose a builder is a good place to start.
New Construction Guidance in Northeast Texas
Shannon and Scott Miles work with buyers in Forestbrook Estates and with production and custom builders across Lamar County and the surrounding counties. They review the standard package against the upgrade list, attend design appointments with clients, and keep the budget and timeline realistic from contract to keys. The new construction services page explains how they support buyers at every stage.
If you are starting a new construction search in Northeast Texas, call the Shannon Miles Group at (903) 785-2005, email hello@shannonmiles.com, or stop by the office at 2322 Lamar Ave. in Paris, TX. They will help you understand what is included, what is worth upgrading, and how to protect your budget through every selection.
Shannon Miles Group
eXp Realty | Paris, TX
Shannon and Scott Miles are a husband-and-wife real estate team serving Northeast Texas and Southeast Oklahoma. As New Construction Specialists, they guide buyers through communities like Forestbrook Estates and work with production and custom builders across the region. They are founding members of the eXp Land and Ranch division, hold the GRI designation, and Shannon is a Certified Luxury Home Marketing Specialist (CLHMS). Based at 2322 Lamar Ave. in Paris, TX, they help families build, buy, and sell across eight Northeast Texas counties.