5 Things to Know Before Buying New Construction

5 Things to Know Before Buying New Construction

Buying a brand new home feels different from buying a resale — no seller’s disclosures on file, no negotiating history, just a great looking model home and a lot of excitement. Before you sign anything, here’s what’s worth knowing.

1. The builder’s on-site agent works for the builder, not you. That’s their job, and they’re good at it. But nothing obligates them to look out for your interests the way your own agent does. In most cases, you need to bring your agent with you (or at least have them registered) on your very first visit to a community — after that, it can be too late for your agent to be recognized as the one speaking on your behalf.

2. Incentives are often more negotiable than what’s posted online. Builders regularly offer more than their advertised specials — rate buydowns, closing cost credits, design center packages — especially when they’re motivated to move inventory in a certain phase or community. It’s worth asking what’s actually on the table, not just accepting the sticker price. Most builders share their incentives with the Realtors in the community. Be sure you are in contact with your agent before going to see these homes.

3. Get an independent inspection anyway. “New” doesn’t mean flawless. There is NO perfect home, even a brand new one. A third-party inspector, separate from the builder’s own walkthrough, can catch things before you close that are far easier to fix while the builder is still responsible.

4. Know your warranty timeline. Most builders offer a workmanship warranty (often shorter than you’d think) separate from a longer structural warranty. Ask exactly what’s covered, for how long, and what you need to do to keep it valid — this is builder- and contract-specific, so get it in writing rather than assuming.

5. Budget beyond the base price. Lot premiums, upgrades, closing costs, and sometimes HOA, MUD fees and property taxes can add to your monthly note. Ask for a true all-in estimate before you fall in love with a floor plan. Here’s another place your agent can be of great help!

New construction is a wonderful option — My goal is for you to walk in the model home with confidence and clarity…and of course for me to be with you!

Thinking about new construction? I’d love to walk through what’s actually available in your target area before you step into a model home. — Jennifer