Design CenterTreasure Valley, Idaho
The decision that adds $40,000 to $100,000 to your purchase — most of which you will not recover.
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Dennis Fomin
Fomin & Company · Associate Broker, GRI, RSPS · 2026
Quick Answer
What should I upgrade at the design center when buying new construction in Idaho?
Structural upgrades and functional upgrades tend to return more at resale than cosmetic upgrades. Upgraded flooring, extra bathrooms, covered patios, and additional square footage carry better resale value than custom tile backsplashes or premium cabinet hardware. Do cosmetic upgrades post-closing through a contractor and spend the design center budget on structural and functional items.
Dennis Fomin — Founder, Fomin & Company. The design center visit is where new construction buyers most consistently give away money. I have sat with buyers through this process many times. The patterns are predictable, and most of them are avoidable.
The Design Center Reality
$40K-$120KAverage design center spend by Treasure Valley buyers
20-50%Typical builder markup over contractor pricing on cosmetic upgrades
$0Additional value many cosmetic upgrades add at resale
Post-closeWhen most cosmetic upgrades should be done instead
What to Upgrade at the Design Center
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Structural upgradesBonus rooms, additional bathrooms, extended covered patios, and room additions cannot be added post-close. If you want them, the design center is the only time to get them.
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Functional upgradesUpgraded insulation packages, energy efficiency upgrades, HVAC upgrades, smart home rough-ins, and electrical panel upgrades are difficult or expensive to add post-close.
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Flooring type upgradeUpgrading from builder-grade carpet to hard surface flooring in main living areas is one of the cleaner design center value decisions. Buyers expect it; it appraises; it returns at resale.
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Exterior elevation upgradesCurb appeal elements like stone veneer and upgraded exterior materials return better than interior cosmetic upgrades and are difficult to add post-close.
What to Skip at the Design Center
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Premium cabinet hardwareCabinet pulls and knobs are available at hardware stores for a fraction of the builder pricing. Replace them post-close for 10 to 20 percent of the design center cost.
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Decorative tile backsplashesA tile contractor post-close will charge significantly less than the builder design center premium pricing. The result is often better because you have more material options.
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Upgraded countertops in secondary bathroomsUpgrading countertops in secondary bathrooms rarely returns at resale. Focus budget on primary bath and kitchen.
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Window treatmentsBuilder window treatments are overpriced and often lower quality than what you can source independently. Skip entirely.
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Lighting fixture upgradesStandard builder lighting can be replaced post-close with better quality fixtures from retail sources for a fraction of the design center pricing.
The Design Center Budget Framework
1
Set your total upgrade budget before you walk inDecide on your maximum design center spend before the appointment. The design center environment is designed to encourage spending.
2
Allocate structural and functional upgrades firstSpend whatever portion of your budget is appropriate for structural and functional items before considering cosmetic upgrades.
3
Price cosmetic upgrades against post-close contractor estimatesAsk your agent to get rough contractor pricing on design center cosmetic items before your appointment.
4
Decline cosmetic upgrades that are more than 50% above post-close pricingIf the design center backsplash upgrade is $4,000 and a tile contractor would charge $1,500 post-close, decline the upgrade.
5
Negotiate the design center budgetIn the current market, builders are sometimes willing to apply closing cost incentives toward design center upgrades. Ask about the options.
Frequently Asked Questions
Are builder design center upgrades worth it?+
Structural and functional upgrades are generally worth doing through the design center because they cannot be easily added later. Cosmetic upgrades are generally overpriced relative to post-close contractor alternatives.
How much should I spend at the design center?+
There is no universal answer. The right design center budget depends on which specific upgrades you want, whether they are structural or cosmetic, and how they compare to post-close alternatives.
Can I negotiate at the design center?+
Some builders are flexible on design center pricing, particularly in a normalized market with motivated inventory. Ask about package deals, incentive applications, and upgrade bundles.
What happens at a new construction design center appointment?+
You meet with a design consultant who walks you through all available upgrade options — flooring, countertops, cabinets, fixtures, structural add-ons, and exterior options. Appointments typically run 2 to 4 hours.
Can I do upgrades after closing instead of through the design center?+
Yes, for most cosmetic items. Structural and functional additions are generally not feasible post-close. Cosmetic items like backsplash, lighting, and hardware are often better done post-close through independent contractors.
Going to Design Center Soon? Talk to Dennis First.
Dennis Fomin — Founder, Fomin & Company. Associate Broker, GRI, RSPS. Equity Northwest Real Estate. Free 2026 This Is Boise Area Guide.
- —Pre-design center consultation — what to upgrade, what to skip, what to price independently
- —Contractor pricing benchmarks for common design center upgrade categories
- —Upgrade selection strategy based on your specific floor plan and resale timeline
- —Independent representation at no cost to you
Serving Boise, Meridian, Eagle, Nampa, Caldwell, Kuna, Star, Middleton & the Treasure Valley.
Summary
The design center is where new construction buyers most consistently spend money they do not recover. The framework is simple: structural and functional upgrades through the builder, cosmetic upgrades through a post-close contractor. Apply it before you walk into the appointment, not after.
The design center is the most expensive room in the model home. Go in with a plan or come out with a larger mortgage and a kitchen you could have had for half the price.
