If you type "Eden Prairie new construction" into a search bar and expect something close to the city's resale median, the results will surprise you. The resale market and the new-build market in this city are not sitting next to each other on the same shelf. They are shelved on different floors, and the elevator only goes one direction.
Through May 2026, resale homes in Eden Prairie were closing at a three-month median around $530,000, with buyers seeing about six offers per home and closings running near 23 days on market. New construction, as a category, is a different animal. The median list price for a new build in the city was hovering closer to $505,000 in April 2026, which sounds comparable until you see what that price is actually attached to and what the rest of the new-build inventory looks like above it.
Two shapes, not one
In a city that is roughly built out, new supply arrives in two forms, and Eden Prairie in 2026 is showing both at once.
The first is infill and teardown custom work on scarce lots. This is where builders like Wooddale, Fieldstone Family Homes, Stonewood, Gonyea, and Schaefco are active, along with McDonald Construction, which has been developing a private cul-de-sac near Olympic Hills. These homes are one-offs or small pockets. Pricing runs from the mid-$600s for smaller footprints on modest lots to well above $1.8M for larger custom builds on wooded acreage.
The second is planned attached communities on the last sizable undeveloped parcels. The three you will run into most often:
- The Bluffs at Marshall Gardens, developed by Gatehouse Properties off Dell Road and Crestwood Terrace, is the largest of the group. The community is planned for 115 residences set on 70 acres of preserved woodland above the Minnesota River Valley, with construction underway and completions beginning in 2026. Details are on the developer's site at marshallgardensep.com.
- Kinsley Townhomes, built by Pulte, offers three-bedroom plans marketed under names like Ashton, Duncan, and Hadley, aimed squarely at buyers who want a new floor plan without a custom timeline.
- The Enclave and the ongoing build-out at The Hills at Johnson Ridge round out the newer single-family activity, with a handful of showcase and to-be-built plans mixed in with quick-closing spec homes.
That is the entire universe of what "new construction" means here in 2026. There is no fourth category quietly building a subdivision of entry-level houses on the edge of town, because there is no edge of town.
Why the new-build floor sits above the resale median
Here is the mechanism most buyers miss. In a fully developed suburb, land is not a raw input a builder can shop for at scale. It is either a lot someone lived on for forty years that has to be bought and cleared, or it is a large parcel that survived because it was hard to develop in the first place, whether because of topography, wetlands, or bluff constraints. Both routes push cost into the dirt before a foundation is poured.
Once that cost is in, the builder is not going to spend it on a 1,600 square foot rambler with laminate counters. The math forces the finished product upward. That is why the price gap between the resale median and the new-construction floor keeps widening the more finished the product is:
| Segment | Typical 2026 price band | What you actually get |
|---|---|---|
| Resale median (single-family, citywide) | ~$495K–$530K | 1980s–2000s two-story or split, 3–4 bed, updated in phases |
| New attached, standard plans (Kinsley) | ~$500K–$650K | 3-bed townhome, quartz island, upper-level laundry, small yard or none |
| New attached, luxury flats (Marshall Gardens Bluffs) | ~$850K–$2M | 2–3 bed flats with elevator access, underground parking, resort amenity package |
| New attached, luxury villas (Marshall Gardens Villas) | Starting ~$1.3M | Detached-feel one-level or walk-out plans, HOA-maintained grounds |
| New single-family infill and custom | ~$680K–$1.85M+ | Wooded or hilltop lot, custom finishes, larger square footage |
The band from roughly $530K to $850K, which is where most buyers coming out of a starter home want to land, has almost no new inventory. If you want new in that window, you are shopping Kinsley or the lower end of infill spec homes, and you are shopping a small number of doors. Everything above $850K opens up considerably. Everything below $500K is essentially resale only.
What this changes about how to shop
If you decided you wanted a new build before you understood how thin the middle band is, one of two things is about to happen. You either move your budget up to meet the inventory, or you move your criteria over to well-kept resale and put your finish dollars into a renovation. Both are legitimate. Neither is what you had in mind on the drive over.
A few practical calls that come up in nearly every new-construction conversation here:
- Reservation deposits versus purchase agreements. Several of the Marshall Gardens listings have been marketed on pre-sale reservations with completions beginning in 2026. A reservation is not a purchase agreement, and the terms of what converts and when are worth reading carefully before you write a check.
- Builder representation is not buyer representation. The friendly person at the model home works for the builder. That is not a knock on them. It is a reminder that when you tour a Kinsley or a Bluffs unit unrepresented, you are the only person in the room without an advocate. Bringing your own agent on the first visit protects that relationship for the rest of the process.
- Spec versus to-be-built. A quick-closing spec at Kinsley or a finished home at Johnson Ridge behaves like a resale in your timeline. A to-be-built at Marshall Gardens or a McDonald custom near Olympic Hills is a nine-to-fifteen-month project, which changes everything about your rate lock, your rent-back situation, and your school-year math.
- HOA scope on attached communities. The amenity package at The Bluffs, which developer Gatehouse Properties describes at gatehousepropertiesltd.com, includes a pool, fitness space, community gardens, and trail access. Those amenities live inside the HOA dues line, which needs to be modeled next to the mortgage payment, not after it.
- Warranty is not inspection. New homes come with builder warranties. They still benefit from an independent inspection before closing and a walk-through before the one-year mark. Warranty claims are cheaper to open than to litigate.
A few questions I keep getting
Is there any new single-family construction under $500,000 in Eden Prairie? Not meaningfully. The attached-home communities have plans that touch that range, but detached new single-family homes in the city are almost entirely priced above it in 2026.
Are the Marshall Gardens flats condos or townhomes? They are structured as attached residences with underground parking and elevator access, closer in feel to a luxury condo flat than a traditional two-story townhome. Some plans are single-level main-floor units, others are second-floor end units with balconies.
If I buy a to-be-built at the Bluffs today, when do I actually move in? That depends on the plan and phase. Construction on the community started in 2025 with completions beginning in 2026, and later phases will run into 2027 and beyond. The developer's team can give you a phase-specific timeline, and your buyer's agent can confirm it against the contract.
Should I wait for more new supply to come online? The city is not making more raw land. Waiting tends to shift you into later phases at later prices, not earlier phases at earlier prices. That is not a reason to rush a decision, but it is a reason to stop assuming next year's inventory will look meaningfully different from this year's.
The short version is this. If you came to Eden Prairie looking for a new home at the resale median, the market is going to make you choose between the two things you were quietly hoping to have at once. That choice is easier to make on paper than at a model home. The homes are beautiful. The finishes are done for you. The dues sheet is real, the timeline is real, and the price floor is not moving.
If you want to walk through what the new-build math looks like against your specific budget and timeline, Angela Kokkos is happy to sit down and map it out with you. Let's talk about it over coffee.
