Sunset Grove South is the rare Galveston County new-build community where the sign out front still starts with a "1." KB Home is selling here at 5626 Greater Nighthawk Rd in Hitchcock, TX 77563, with six floor plans running from 1,042 to 2,070 square feet and a published range of $198,995 to $276,995. That entry point is roughly $100,000 under Hitchcock's May 2026 median sale price, which is exactly why buyers drive down Highway 6 to look. It is also why the contract details matter more here than the model home does.
What is actually for sale at Sunset Grove South
Six plans, one builder, and a price ladder that is unusually easy to read. That transparency is real, and it is also the reason base price becomes a trap.
| Plan | Beds | Baths | Sq ft | Published base price |
|---|---|---|---|---|
| Plan 1042 | 2 | 2 | 1,042 | $198,995 |
| Plan 1271 | 3 | 2 | 1,272 | $210,995 |
| Plan 1477 | 3 | 2 | 1,477 | $220,995 |
| Plan 1655 | 3 | 2 | 1,655 | $231,995 |
| Plan 1702 | 4 | 2 | 1,702 | $233,995 |
| Plan 2070 | 3 | 2.5 | 2,070 | $245,995 |
Pricing and plan availability are from KB Home's published community materials and change without notice. Homesite premiums apply.
Now compare two numbers on that same list. Plan 2070 carries a base of $245,995. The quick move-in listed at 5663 Sanderling Circle is that same plan at $276,995. The $31,000 between them is homesite premium plus selected options plus finished condition, and it is the single clearest lesson available anywhere in this community. Base price buys a floor plan. It does not buy a house.
The Hitchcock cost stack that sits on top of base price
| Line item | What buyers assume | What to actually verify before signing |
|---|---|---|
| Homesite premium | Included | Ask for the premium in writing per lot, not per phase |
| Structural options | Cosmetic | Structural choices lock at contract and cannot be added later |
| Windstorm insurance | Bundled with hazard | Galveston County is TWIA territory; TWIA's average residential premium was about $2,541 as of June 30, 2026 |
| Flood | "It is not in a flood zone" | Get the panel and the elevation certificate, then a real carrier quote |
| Taxes at full value | The builder's estimate | New construction is often assessed on land only in year one, then jumps |
| Builder lender incentive | Free money | Compare the rate buydown against a competing lender's total cost |
The mistake that costs the most at any production-builder community is treating the builder's monthly payment estimate as a quote. It is a marketing figure built on an assumed rate, an assumed tax basis, and an insurance number that may not reflect a coastal county. Bring your own lender and insurance agent to the first appointment, and price the payment on finished appraised value rather than year-one land value.
What the model home agent will not volunteer
| Topic | The honest version |
|---|---|
| Whose agent is that | The person at the model works for the builder, not for you. Register your own agent on your first visit, at no cost to you |
| Schools | Hitchcock ISD: Hitchcock Primary (K-2), Stewart Elementary (3-5), Crosby Middle (6-8), Hitchcock High |
| Campus ratings | For 2024-2025, Stewart Elementary carried a TEA overall rating of D and Crosby Middle a C, with the district at C |
| District finances | Hitchcock ISD was moved to Accredited-Warned on February 19, 2026 over back-to-back failing financial ratings in 2024 and 2025, which is a financial action, not an academic one |
| Commute claims | Builder materials cite roughly 22 minutes to Johnson Space Center and 15 minutes to Tanger Outlets; drive it yourself at 7:30 a.m. |
| Amenities | Park with playground, outdoor gym, beach volleyball court, covered pavilion and walking paths |
Register your representation on visit one. This is the single most expensive thing new-construction buyers get wrong, because most builders will not let an agent be added after you have signed in alone, and you lose independent representation for the price of a Saturday.
Reading the Hitchcock market without getting fooled by it
Hitchcock is a thin market, and thin markets produce dramatic-looking statistics. In May 2026 the median sale was $298,000 with 31 days on market across 11 transactions. In April 2026 the median was $259,948 with 16.5 days across 10 transactions. That is a swing of nearly $40,000 in the median driven by a handful of closings.
Look at May again: median $298,000, average $427,909. That spread is the bayfront and canal inventory around Highland Bayou and the gated Harborwalk pulling the average upward. If an agent quotes you a Hitchcock "average" to justify anything about a 1,477 square foot inland new build, they have told you how carefully they plan to work.
New build at Sunset Grove South versus resale in Hitchcock
| Option | Upside | Trade-Off |
|---|---|---|
| Build new at Sunset Grove South | Builder warranty, ENERGY STAR certified construction, a four to five month timeline, and no deferred maintenance to inherit | Options and homesite premiums move the real number well above base, and you have limited leverage on a builder's contract |
| Buy a quick move-in here | You see the finished house and the true price, and you close in weeks instead of months | Someone else picked the finishes and the lot, and the premium is already baked in |
| Buy resale elsewhere in Hitchcock | Mature lots, real inspection leverage, and price negotiation that actually exists | Older systems, older insurance profile, and a very small pool of comparable sales to price against |
Why the Mandie McMillan Team on a new-construction contract
Mandie McMillan has 26 years in the business and 50 years in Galveston County, and she is a RE/MAX International Hall of Fame inductee and a repeat RE/MAX Chairman's Club and Platinum Club honoree. In 2025 the team closed 75 sides and $22,127,458 in production volume with just six producing agents, and Mandie personally closed 30 sides and $11,676,748. That is roughly 12.5 sides and $3.7 million per agent, which is depth rather than headcount.
On a builder contract that depth is the product. Someone has to read the addenda, hold the timeline, attend the frame walk, and show up to the final orientation with a list. Our Rising Tide roster means the agent on your file has a bench behind them, and Client for Life means they are still your advisor when the one-year warranty window closes.
Building at Sunset Grove South in Hitchcock? Contact The Mandie McMillan Team at RE/MAX Coastal before your first model home visit, and bring representation with you.
