There’s something exciting about buying new construction in Tulsa. You get to pick your finishes, walk through a home that’s never been lived in, and enjoy that fresh-paint smell on move-in day. But here’s what catches a lot of buyers off guard: that beautiful new house doesn’t always come with everything you need to actually live in it comfortably.
If you’re comparing new construction homes Tulsa builders are putting up in neighborhoods across Broken Arrow, Bixby, Jenks, and Owasso, you might be surprised to learn what’s not included in your purchase price. We’re talking about basics like window blinds, backyard fences, gutters, and even garage door openers in some cases. These aren’t luxury upgrades—they’re everyday essentials that can add thousands of dollars to your total investment.
The good news? Once you know what to expect, you can budget accordingly and avoid that post-closing sticker shock. Some of these items you’ll want to tackle right away, while others can wait until your budget recovers. The key is understanding what’s typically included with new construction, what’s not, and how these costs compare to buying a resale home where many of these features are already in place.
In this guide, we’ll walk through the most common extras that surprise buyers, give you a realistic picture of what these items cost in the Tulsa market, and help you decide what to prioritize in your first year of homeownership. Start your Tulsa home search with realistic expectations, and you’ll be in great shape when you find the perfect new construction home.
What’s Actually Included in New Construction?
Before we dive into what’s missing, let’s clarify what you typically get with a new construction home in Tulsa. Most builders include the structure itself, basic interior finishes (flooring, paint, lighting fixtures), built-in appliances (range and dishwasher), HVAC system, water heater, and minimal landscaping in the front yard. You’ll also get standard electrical outlets, basic plumbing fixtures, and whatever finishes you selected during the design process.
That sounds like a lot, and it is. But “basic” is the keyword here. Builders focus on getting your home move-in ready from a structural and systems standpoint. What they don’t always include are the functional everyday items that turn a house into a home.
The challenge is that these items feel so standard—especially if you’ve lived in a resale home before—that many buyers assume they’re part of the package. When you tour a model home, you’re seeing it fully staged with gorgeous window treatments, a landscaped backyard, and all the finishing touches. But unless those items are specifically listed in your contract, they probably aren’t included with your home.
Understanding what’s included versus what’s extra helps you budget realistically from day one. It also helps you have better conversations with your builder about what matters most to you.
Window Treatments: The First Thing You’ll Notice
Walk into your brand-new home on closing day, and one of the first things you’ll notice is how bare the windows look. Most new construction homes in Tulsa don’t include blinds, shades, or curtains. You’re getting windows, but not what goes on them.
Privacy is the immediate concern, especially for bedrooms and bathrooms. You can’t really live in a house where your neighbors can see straight through your windows at night. Beyond privacy, window treatments help with energy efficiency by blocking heat in summer and cold in winter. They also protect your furniture and flooring from sun damage and give you control over natural light throughout the day.
The cost for outfitting an entire home with window treatments varies based on your preferences and the number of windows. Basic blinds from a big-box store might run you a few thousand dollars if you’re covering a typical three-bedroom home. If you want custom treatments, plantation shutters, or motorized shades, you could easily spend considerably more.
Get the Tulsa first-time homebuyer guide for more details on budgeting for these post-closing expenses. The timing on window treatments is usually immediate—you’ll want at least basic coverage in bedrooms and bathrooms before you move in.
Fencing: Privacy and Security for Your Backyard
Here’s another surprise for many new construction buyers: that backyard probably doesn’t have a fence. Unless you’re in a neighborhood with specific requirements or you negotiated fencing into your contract, you’ll have an open yard when you move in.
Fencing serves multiple purposes beyond just marking your property line. If you have kids or pets, a fence provides a safe space for them to play without constant supervision. It creates privacy from neighbors, blocks wind, and can even reduce noise from nearby streets.
The cost of fencing depends on the size of your lot, the material you choose, and local labor rates. Wood privacy fencing is common and relatively affordable, while vinyl, composite, or decorative metal options cost more but require less maintenance. Most HOAs in new construction neighborhoods have specific rules about fence height, style, and color, so you’ll want to check those requirements before you invest.
Timing on fencing varies by household. Families with young children or dogs often prioritize this immediately. Others wait until they’ve settled in and had time to save up.
Gutters: Protection You Don’t See Until You Need It
Many new construction homes in Tulsa come without gutters or with only minimal gutter coverage. This is one of those things you might not think about until the first big rainstorm, when water is pouring off your roof and pooling against your foundation.
Without gutters, rainwater runs directly off your roof and saturates the ground around your foundation. Over time, this can lead to foundation issues, basement moisture problems, soil erosion, and damage to any landscaping near your home. In Oklahoma, where we get our fair share of heavy rain, proper drainage is crucial for long-term home maintenance.
The good news is that gutters are a relatively straightforward addition. Standard seamless aluminum gutters are affordable and effective. Installation is usually quick—often completed in a day or two.
This is one expense that can sometimes wait a few months if your budget is tight at closing, but you don’t want to put this off too long, especially if you’ve invested in landscaping or if your lot has drainage challenges.
Garage Door Openers: A Modern Convenience That’s Not Always Standard
This one surprises people more than almost anything else. You’d think a garage door opener would be standard in a new home, but some builders don’t include them.
Garage door openers are one of those features that feel essential in modern living. Manually lifting a heavy garage door every time you come and go isn’t just inconvenient—it’s a hassle, especially during Oklahoma’s extreme weather. Plus, many garage doors are too heavy to lift comfortably without the assistance of a motorized opener and spring system.
Adding garage door openers after closing is definitely doable, but it’s an expense you might not have budgeted for. Smart garage door openers with WiFi connectivity and smartphone control are becoming popular and add to the price, but they also offer convenience and security features that many homeowners appreciate.
If your builder doesn’t include garage door openers, ask about adding them during construction. It’s often easier and less expensive to include this feature upfront than to retrofit it later. If you’re buying new construction homes in the Tulsa metro make sure to clarify what’s included with the garage before you sign your contract.
Landscaping: More Than Just a Patch of Grass
Most new construction homes in Tulsa come with minimal front-yard landscaping—usually just basic sod and maybe a few foundation shrubs. The backyard, however, is often just bare dirt or rough-graded soil.
This is a bigger deal than many buyers realize. Establishing a functional, attractive yard takes time and money. You’ll need sod or seed for grass, topsoil preparation, possibly additional grading, irrigation, trees, shrubs, flower beds, and mulch.
The expense of landscaping varies dramatically based on your goals. A basic backyard with sod and some simple plantings might be relatively modest, while a fully designed outdoor living space with mature trees and hardscaping can cost significantly more. Many Tulsa buyers are surprised by how much plantings cost, especially if they’re covering a large lot.
Timing on landscaping is flexible for most buyers. You can start with just enough to prevent mud and erosion, then add features over time as your budget allows. Some buyers prioritize quickly establishing grass, especially if they have kids or pets.
Sprinkler Systems: Keeping Your Investment Green
Unlike the other items on this list, a sprinkler system is truly optional—but it’s something many buyers wish they’d planned for from the beginning. New construction homes in Tulsa rarely include underground irrigation systems unless you specifically request them during the build process.
Oklahoma summers can be brutal on lawns and landscaping. Without consistent watering, that expensive new sod you just installed can turn brown and patchy quickly. An automated sprinkler system ensures your yard gets consistent moisture without you having to think about it.
Adding a sprinkler system after your home is built is more expensive than installing one during construction. If you know you want irrigation, it’s worth asking your builder about adding it before closing, or waiting to install it before you lay sod.
Not every homeowner needs a full sprinkler system. If you’re keeping your landscaping simple or don’t mind manual watering, you can skip this expense entirely. But if you’re investing significantly in landscaping and want to protect that investment, irrigation is worth considering.
Smart Home Features: Technology That Isn’t Standard
New construction homes are wired for modern living, but that doesn’t mean they come with all the smart home features buyers expect. Video doorbells, smart thermostats, security cameras, and whole-home automation systems typically aren’t included in the base price of your home.
This catches tech-savvy buyers off guard, especially since smart home technology has become so common. A video doorbell provides security and convenience. Smart thermostats can lower your energy bills and let you control your heating and cooling remotely.
The advantage of new construction is that you can plan for these features from the start. Your home’s wiring and network setup can accommodate whatever technology you want to add. The cost varies widely based on what you choose. Many buyers start with one or two key features and expand over time.
Comparing New Construction Costs to Resale Homes
It’s worth understanding how these extra costs compare to buying a resale home. When you purchase a resale property in Tulsa, you typically get many of these items already in place—blinds, fences, gutters, landscaping, and often upgraded features installed by the previous owner.
That doesn’t necessarily make resale homes cheaper overall. While you avoid some of the extras we’ve discussed, resale homes often need updates, repairs, or renovations. You might be inheriting someone else’s design choices that don’t match your taste.
New construction offers the advantage of everything being new and under warranty. You’re not dealing with deferred maintenance or surprise repairs. You get to choose your finishes and layout from the start. But you are responsible for adding the functional extras that turn your house into a fully finished home.
If you’re weighing your options, book a low-pressure planning call to discuss what makes sense for your situation.
How to Budget for These Extras
Smart budgeting starts with making a comprehensive list before you close on your new construction home. Walk through with your builder and clarify exactly what’s included and what’s not. Get quotes for the items you’ll need immediately—window treatments for bedrooms and bathrooms, garage door openers if they’re missing, and any urgent outdoor projects.
Prioritize based on necessity and timeline. Some items genuinely can’t wait. Privacy in bedrooms and functional garage doors usually top the list. Other projects can be phased over your first year or two of homeownership.
Consider setting aside a post-closing fund specifically for these extras. Many financial advisors recommend budgeting an additional amount beyond your down payment and closing costs for new construction buyers. Even a modest reserve fund makes a big difference in how smoothly your first few months of homeownership go.
Don’t forget to factor in these costs when comparing new construction to resale homes in your budget. A new construction home might have a lower purchase price than a comparable resale property, but once you add in all the extras, the total investment might be similar.
FAQ: Buying New Construction in Tulsa
Do all new construction homes in Tulsa come without fences and blinds?
Not all, but most new construction homes in Tulsa don’t include fencing or window treatments as standard features. Some builders include these items in higher-end communities or as part of special promotional packages, but in typical developments across Broken Arrow, Bixby, Jenks, and Owasso, buyers should expect to add these features themselves after closing. The best approach is to ask your specific builder what’s included in the base price and what’s considered an upgrade. Get this information in writing as part of your purchase agreement to avoid surprises at closing.
How much should I budget for these extras when buying new construction?
The amount varies significantly based on your priorities and the size of your home and lot, but a reasonable starting point is to set aside several thousand dollars beyond your down payment and closing costs. Window treatments for a typical three-bedroom home might cost a few thousand dollars for basic options. Fencing can vary widely depending on your lot size and material choices. Many buyers phase these projects over the first year or two, tackling the essentials first and adding nice-to-have features as their budget allows.
Is it better to buy a new construction or a resale home in Tulsa?
Neither option is universally better—it depends on your priorities, budget, and timeline. New construction offers modern features, energy efficiency, builder warranties, and the ability to customize finishes to your taste. However, you’ll likely need to budget for extras like fencing, blinds, and landscaping, which are often included with resale homes. Resale homes typically offer more established neighborhoods with mature landscaping and finished yards, but they may need updates or repairs. Consider your total budget, including post-closing new-construction expenses.
Can I negotiate with builders to include items like blinds or fencing?
Yes, builders are often willing to negotiate, especially early in a development or in a buyer-friendly market. Items like garage door openers, basic blinds, or upgraded landscaping packages are sometimes offered as incentives to close the deal. The key is to ask before you sign your contract and get any agreements in writing. Working with an experienced buyer’s agent who knows the local builders and market conditions can strengthen your negotiating position.
When should I install these extras after buying a new construction home?
The timeline varies by item and your household’s needs. Window treatments for bedrooms and bathrooms are usually immediate priorities for privacy. Garage door openers should be installed right away if they’re not included. Fencing becomes urgent if you have young children or pets. Gutters should be installed within the first year to protect your foundation. Landscaping and sprinkler systems can be phased over time. Prioritize based on necessity and available funds.
Make Informed Decisions About New Construction
Buying new construction in Tulsa offers exciting opportunities to get exactly the home you want in growing communities across the metro area. Understanding what’s included in your purchase price and what you’ll need to add yourself helps you budget appropriately and avoid surprises after closing.
The key is planning ahead and making informed decisions about what to tackle immediately and what can wait. Some buyers love having control over every detail and enjoy customizing their home exactly to their preferences over time. Others prefer the convenience of a move-in-ready property.
If you’re exploring new construction options in Broken Arrow, Bixby, Jenks, Owasso, or other Tulsa-area communities, take time to research the standard features offered by different builders. Ask detailed questions, get everything in writing, and work with professionals who can help you navigate the process smoothly. Check your home’s value if you’re considering selling your current home to move up to new construction.
New construction can be a fantastic choice when you know what to expect and plan accordingly. These extra costs don’t have to be deal-breakers—they’re just part of the process that smart buyers budget for from the beginning.