Building a new home in St. Clair and Monroe County, IL

On Nov 3, 2026 there were 116 new homes for sale in the 20 communities on this site, from $279,900 to $1,199,000, with a median of about $415,000. St. Clair County is lower (median $359,900, 94 homes) than Monroe County (median $450,000, 22 homes). Each community page shows its own price range.

New homes for sale in these 20 communities list at a median of $197 per finished square foot, lot included ($190 in St. Clair County, $271 in Monroe County). New homes that closed in the last 12 months sold at a median of $204 per square foot (65 sales). Building on your own lot is priced differently, because the land is not in the number.

Among the 20 communities on this site, the lowest-priced new homes for sale on Nov 3, 2026 are in Sheppard Crossing in St. Libory (from $279,900, 18 homes) and Garden Villas at Cobblestone Park in Swansea (villas from $284,900, 14 homes). Summit Springs in Fairview Heights starts at $339,900 with 28 homes for sale. 45 of the 116 new homes for sale are under $350,000.

It depends on the subdivision and on what the older home needs. A new home usually costs more up front, but you start with a new roof, furnace, air conditioner and water heater, plus a builder warranty. Craig can pull new and resale sales from the same subdivision, so you compare the same street instead of a county average.

Most builders in these 20 communities publish no incentive. Fulford Homes advertises Fall Flex Cash of up to $32,000 toward upgrades, rate buydowns or closing costs in Sullivan Meadows, Prairie Lakes and Illini Trails (checked Oct 27, 2026; no expiration or fine print shown). Builders also make offers they do not publish, so ask before you sign.

You are not required to have one, but the builder's sales rep works for the builder, not for you. Your own agent negotiates price, upgrades and incentives, reviews the builder contract, and keeps the inspection and closing dates on track. Ask the builder in writing how it works with buyer agents.

Yes, or at least register your agent before the visit. Many builders only work with your agent if the agent is named at your first visit or registration. Call or text Craig at 618-719-4543 before you walk into a model home.

No. Some builders tie an incentive, such as closing cost help, to their lender, so get that offer in writing. Then get a Loan Estimate from an outside lender on the same day and compare the totals, not just the rate.

Yes, VA loans can be used to buy a new home from a builder. Ask the builder early whether it has closed VA loans before, because the home must pass a VA appraisal. Mascoutah, O'Fallon and Shiloh are a short drive from the base, and all three have new construction communities on this site.

Not always. You can sell first, buy with a home sale contingency if the builder accepts one, time your listing to the build, or use a bridge loan or equity line for the down payment. Our selling-first page explains all four options.

A home that is already finished can close on a normal mortgage timeline. A to-be-built home depends on the builder, the plan and the weather, so get the estimated completion date in writing and ask what happens if it moves. Ask your lender how long it can lock your rate and what a longer lock costs.

Yes. A new home can still have mistakes, and the builder's walkthrough is not an independent inspection. Many buyers order one inspection before drywall, one before closing, and one before the builder warranty ends.

The 2024 county average residential tax rate works out to about 2.63% of market value a year in St. Clair County and 1.99% in Monroe County, before exemptions (Illinois Department of Revenue). Your actual rate depends on the school district, township and city, and the homestead exemption lowers it for an owner-occupied home.

A new home is often taxed on the lot only until the house is assessed, so the bill can jump in year two. Budget for the full tax amount from day one so the payment does not surprise you.

Most of the communities on this site do. Where the MLS gives a yearly amount, dues run from $150 a year (Summit Springs and Stone Briar) to $500 a year (The Summit of Shiloh and Savannah Hills, which have a pool and clubhouse). Walnut Ridge and Brickyard Lake Estates show $0 in the MLS. Villa communities can cost more: Garden Villas at Cobblestone Park lists $215 a month. Each community page shows its HOA amount and the date it was checked.

Yes. Ranch is the most common style here: 76 of the 116 new homes for sale on Nov 3, 2026 are one-story. Villa communities such as North Pointe Villas in Columbia and Garden Villas at Cobblestone Park in Swansea are all one-story.

Parts of St. Clair County sit over old coal mines. St. Clair County is one of the Illinois counties where mine subsidence coverage is automatically included in homeowners insurance unless you reject it in writing. Check the address on the Illinois Mine Subsidence Insurance Fund website (imsif.com) before you choose a lot.

In St. Clair County: Caseyville, Fairview Heights, Mascoutah, O'Fallon, Shiloh, St. Libory, Swansea. In Monroe County: Columbia, Waterloo. Each town page lists its communities, prices and schools.

It depends on the subdivision, not just the town. For example, O'Fallon communities feed O'Fallon District 90 or Central District 104, Swansea communities feed Belleville District 118 or Wolf Branch District 113, and the Columbia communities feed Columbia CUSD 4. Every community page names its districts; confirm with the district before you buy.

It depends on the builder, so ask each one whether it builds on a lot you own. You will usually need a construction-to-permanent loan, which covers the build and the mortgage with one closing. Talk to a lender before you buy the lot, and ask the builder to price the site work: utilities, sewer or septic, and grading.