What's Better: New Homes or Old Homes?
By Chris Petry
Everyone has a “dream” home. In fact, if you go back to the first time you ever thought about what your dream home would look like, I bet the visual is just as clear now as it was back then. Maybe you were a kid, dreaming of a castle. Something akin to Camelot or Kublai Khan’s mighty Xanadu. Or perhaps your dreams were more realistically tempered, suburban and clean. The classic three-bedroom, white picket fence and all. The point is, the term “dream home” means a lot of different things for a lot of different people. Whether it’s Buckingham Palace you dream of, the House of Seven Gables or something not so dissimilar to your childhood haunt, one thing’s for sure: character is crucial.
Which begs the question: is character inherent in the house or is character contingent on residency? In other words, can a new home really have character? While such inquiries are likely to be dismissed as philosophical meandering or outright snobbery, it appears the question does weigh on homebuyers. In fact, when polled (as 2-10 Home Warranty found out), potential buyers show a clear preference for older homes. Citing the findings chart in the referenced survey, when asked which homes were better constructed, old or new, 77% of respondents favored old homes. Over 59% of those surveyed believed older homes hold their value better and 58% said they’d willingly pay more for an old home than they would a new build.
That last metric seems it would present a problem for the current housing market. Or not. As of August, 2025, the prices of existing homes have actually outpaced the market value of new home builds. Woah. People really love their older homes! So, referring back to that 2-10 poll, what factors contribute to the buyer preference for older homes?
Better construction
Are older homes better constructed? Probably. Surviving older homes were, more often than not, constructed with old-growth wood that was both stronger and more durable than today’s equivalents. In fact, if you attempted to build a home with the same durability, strength and insulating properties today, it would cost way more money. One of the main reasons new home builds feel cheaper to some is because… well, they are. At least in the material sense when adjusted for inflation.
They’re not cookie cutter
You might have noticed, but new home builds seem to value uniqueness and originality far less than they value function and economic viability. It’s why you end up with an entire neighborhood of homes that look so similar you’d be forgiven if you parked in the same driveway a couple times a year. Old homes and old neighborhoods have a rugged individuality you’re unlikely to find in new plans.
They’re classic
Old homes have the advantage of having been there for years, decades, even centuries. That time comes with age-related imperfections, as well as character and charm. It has staying power. Staying power commands respect. Much like gray hairs suggest wisdom and perseverance.
Of course, old homes are not without their downsides and anyone who has ever purchased one knows that well. The older something is, the more likely it is to begin experiencing problems. When you put miles on your car, you increase the probability that a major part will need replaces sooner or later. The same goes with your home. A 20-year-old HVAC system is more likely to break down than a five-year-old system. Asphalt roofs are good for 20-30 years. Metal and tile can buy you 50 or 60. Regardless, a home built last week is unlikely to need a roof before the home built in 1970 that’s already on its second.
Now, what qualifies as an older home? Once again, referring back to the 2-10 article, older homes were defined as being constructed pre-2019. Since the article was published late last year, let’s bump that up to 2020. So, homes build 6 or more years ago qualify as older homes. Which seems to indicate that the distance of years alone can improve perceptions of homes for buyers. I mean, think about it, how much change could there be in materials and construction between 2020 and now?
Pivoting from buyers, what do the owners or sellers think about the old vs. new home debate? After all, they would be living in older homes by definition and thus are likely to have encountered some age-related issue with the dwelling during their residency. Which might sway their perception, right? Well, not quite. In fact, the preference for old homes seems to increase even more once people inhabit one. The overall percentage of respondents who reported preferring old homes bumped up four percentage points from 77 to 81%! No surprise since they stand to profit from any sale but homeowners definitely think older homes hold their value better. While an already impressive 59% of buyers believed so, 66% of sellers believed likewise. For the question of whether they’d pay more… well, buyers and sellers were pretty much in sync. Sellers gave old homes the advantage by just one percentage point. An increase, yes, but not an overwhelming one. Of course, anytime you ask anyone if they’d pay more money for anything, the chances of a resounding “yes” are slim. Especially in the post-Covid economy.
Now, let’s talk about some of the advantages of a new home.
Less repairs
As we discussed above, newer homes are just less likely to need major updates or repair anytime soon. That’s definitely an advantage because it protects both your time and money.
They’re greener
There’s no getting around it. Older homes may have been constructed out of more robust materials but those materials were not exactly environmentally-friendly. Modern HVAC systems, flooring planks, electrical boxes, windows and appliances are all built for maximum efficiency and cost-savings. Until they build a massive data center in your backyard, your electrical bill is likely to remain lower than it would be in an older home. Plus, the materials are easier to dispose of and replace.
Overall, in today’s housing market, older homes have an overall advantage with both buyers and sellers. That’s not to say that there won’t be a shift in the market in the future. One of the most glaring advantages that new homes might have in short time is the native inclusion of smart home features. That’s not to say that older homes cannot be equipped with such features but newer homes view them less as a luxury and more of a necessity for modern life. While I personally don’t need my toaster to talk to me and I can handle a chilly floor in the 2.3 seconds it takes to dry off my feet after a shower and put on socks, an increasing number of buyers desire amenities like heated floors, voice activated fixtures and smart-phone controlled systems. One of the scariest things I ever saw was an AI-generated tech-propogandist piece about the future of real estate and I own Blu-Rays of every title featured on Bravo’s 100 Scariest Movies of All Time TV special. Smart rooms that read your biometric data and make lighting adjustments based on your perceived mood? No thanks.
If you have questions about an old home, a new home, or really any home, be sure to reach out to us! Our agents, here at Berkshire Hathaway HomeServices Stouffer Realty, are some of the most informed, educated and respected in the business. The best part, we probably have a sales office right up the street!
