New Build vs. Remodel In West Lake Hills

Should you start fresh with a custom home or transform the one you have in West Lake Hills? In 78746, the answer depends on more than design taste. Your lot’s trees, slope, and city requirements can shape timelines, budgets, and resale results. This guide gives you a clear local framework so you can compare true costs, permits, time, and risk. Let’s dive in.

How West Lake Hills lots shape decisions

West Lake Hills is beautiful and complex. Mature trees, steep slopes, and narrow streets can limit where and how you build. Those same features can also add cost and review time.

Key site factors to evaluate early:

• Tree protections that may restrict removal, require arborist reports, and add mitigation costs.
• Hillside and drainage rules that trigger geotechnical studies, engineered retaining walls, and erosion controls.
• Utilities and access, including long service runs, private systems, steep driveways, or tight staging that complicates construction.

Trees and mitigation

Large or native trees are often protected. Expect potential limits on footprint and driveway placement, plus required tree protection fencing and mitigation plantings. Preservation can add upfront complexity but often helps long-term appeal in 78746.

Slopes, drainage, and foundations

On sloped or ridgeline lots, you may need geotechnical investigations, specialized foundations, cut and fill limits, and engineered drainage plans. Site work on steep terrain can materially increase budgets and timelines.

Utilities and access realities

Confirm water and sewer availability. Some parcels rely on private systems or long connections. Narrow streets and steep driveways can affect crane use, staging, and deliveries, which impacts cost and schedule.

Permits and timelines in 78746

Review times vary with scope and site complexity. Always confirm current requirements with the City of West Lake Hills building and planning staff.

• Simple interior remodel with no structural changes: permit review about 1 to 4 weeks; construction about 4 to 12+ weeks.
• Moderate remodel with structural changes or systems: permit review about 2 to 8 weeks; construction about 3 to 9 months.
• New custom home on a constrained lot: pre-permit planning plus site, tree, and plan reviews commonly take 8 to 24+ weeks; construction about 9 to 18+ months. Variances or tree hearings can add months.

Cost comparison at a glance

Budgets in West Lake Hills vary widely by finishes, site complexity, and market conditions. Use these ranges as a planning baseline for 78746.

• Focused remodels, like a kitchen or 1–2 baths: about $150 to $400+ per remodeled square foot.
• Whole-house, major reconfiguration with high-end finishes: about $200 to $500+ per square foot of conditioned area.
• New custom home on a typical lot without major obstacles: about $250 to $500+ per square foot.
• New custom home on a hillside or complex lot: about $350 to $800+ per square foot. Luxury builds can exceed $800 to $1,000+ per square foot with bespoke finishes.

Additional site and soft costs to plan for:

• Site work and grading on steep or tree-heavy lots: roughly $30,000 to $300,000+.
• Engineered retaining walls and foundation work: roughly $25,000 to $250,000+.
• Tree mitigation, arborist reports, and protection: roughly $2,000 to $50,000+.
• Geotechnical report: roughly $2,000 to $8,000+.
• Architecture, structural, and engineering: typically 6% to 15%+ of construction cost.
• Permits and utility connections: several thousand to tens of thousands.
• Contingency: 10% to 20% is common. For remodels with hidden conditions, plan toward 15% to 25%.

Illustrative examples:

• Major kitchen plus 2 baths refresh in a 2,500 SF home, mid-to-high finishes: about $150,000 to $350,000.
• Whole-house gut and reconfiguration of a 2,500 SF home with high-end finishes: about $500,000 to $1.25M.
• New custom 3,500 SF home on a moderate site: about $875,000 to $2.1M.
• New custom 4,500 SF home on a steep, tree-filled lot with extensive retaining walls and high-end finishes: about $1.6M to $3.6M+.

Resale and neighborhood fit

Buyers in 78746 often favor modern systems, open floor plans, and high-end finishes, but they also value site-sensitive design that preserves trees and views.

• New build pros: modern layouts and systems that feel move-in ready and can appraise well if design and site integration are excellent.
• New build cons: heavy site disturbance or overbuilding can lower appeal and invite neighborhood pushback.
• Remodel pros: sensitive updates that preserve mature trees and neighborhood scale, often with lower soft costs and shorter paths to market.
• Remodel cons: hidden conditions and required system upgrades can push costs up. Existing layouts may limit the open plan you want.

When a remodel makes sense in West Lake Hills

Consider remodeling if your home has solid bones, your lot has sensitive trees or steep slopes, or your goal is targeted updates in kitchens and baths. You can improve livability and appeal without major site disturbance. You also reduce permit risk and can move faster to market compared with a full new build.

Choose a remodel when:

• You want to preserve mature trees and neighborhood character.
• The structure and foundation are sound and adaptable.
• You can achieve your goals within the existing footprint or with modest additions.
• Time-to-market matters and you want to minimize approval risk.

When a new build is worth it

Start new when the existing structure cannot deliver your desired plan, energy performance, or long-term maintenance profile. On certain lots, a thoughtful new build can better capture views, privacy, and indoor-outdoor flow.

Choose a new build when:

• A gut remodel approaches new-build pricing due to structural or systems overhauls.
• The lot can support improved siting while complying with tree and slope rules.
• You want a bespoke, luxury finish level and modern systems throughout.
• You are prepared for longer timelines and larger soft-cost exposure.

Risks to plan for and how to mitigate

Every project carries risk. In 78746, site and ordinance surprises are the common drivers of delays and change orders.

Key risks:

• Hidden conditions such as rot, foundation issues, or termite damage during remodels.
• Tree protection violations or unexpected mitigation requirements.
• Geotechnical surprises on slopes, including poor soils or groundwater.
• Cost escalation due to market volatility or extended schedules.
• Neighborhood opposition to clearing or massing that delays approvals.
• Utility challenges, including private systems or expensive connections.

Mitigation steps:

• Schedule a pre-application meeting with City staff to confirm required reports, potential variances, and timelines.
• Commission a preliminary arborist assessment and tree inventory before schematic design.
• Order a geotechnical investigation early on hillside lots.
• Hire an architect and contractor with recent West Lake Hills experience and ask for line-item site work estimates.
• Get 2 to 3 detailed bids for both remodel and new-build scenarios to compare apples to apples.
• Set financing that covers contingency and carrying costs during construction.
• Understand any HOA or neighborhood expectations upfront.

Budget and timeline planning tips

A clear plan reduces stress and surprises. Use these guidelines to keep your project on track.

• Build a realistic contingency. Plan 10% to 20% for most projects and 15% to 25% for remodels with unknowns.
• Map your timeline. For new builds, allow 8 to 24+ weeks for city review before 9 to 18+ months of construction. For moderate remodels, plan 2 to 8 weeks of review and 3 to 9 months of work.
• Account for carrying costs. Include taxes, insurance, and any financing during the build period.
• Protect your site. Budget for tree protection and erosion control, especially on steep or tree-heavy lots.

Your next step

In West Lake Hills, the right answer is the one that fits your lot, budget, and goals. With clear due diligence, realistic numbers, and site-sensitive design, you can choose confidently between a new build and a remodel in 78746. If you want a construction-literate guide to scope options, vet contractors, and model resale outcomes, reach out to Andrea Hamilton.

FAQs

What are typical permit timelines in West Lake Hills for a new custom home?

• Pre-permit planning and city reviews often run 8 to 24+ weeks, and construction typically takes about 9 to 18+ months, with variances or tree hearings adding more time.

How much does a whole-house remodel cost in 78746?

• Many range from about $200 to $500+ per square foot for conditioned area, with high-end finishes and reconfiguration pushing toward the upper end.

When does a remodel cost as much as building new in West Lake Hills?

• A gut remodel that changes footprint and upgrades major systems can approach or exceed new-build costs, especially on lots with slope or tree constraints.

How do tree protections affect my budget and design in 78746?

• Protected trees can limit footprint and driveway location and may require arborist reports, fencing, and mitigation that add cost and review time.

What contingency should I carry for a West Lake Hills project?

• Plan 10% to 20% for most projects, and 15% to 25% for remodels where hidden conditions are more likely.

Is seeking a variance worth it in West Lake Hills?

• Variances add time, cost, and uncertainty, so weigh the potential value gain against permit risk and possible neighborhood reaction before proceeding.