New Construction listings & information
Please contact us before scheduling a visit with a builder. It is very important that you do not visit a builder without your agent present. Once you have a registered with a builder without your Realtor, the builder will not compensate or work with them. Most builders require your agent to be present on the first visit. Why do you need a Realtor for new construction? Keep reading to see why it benefits you to work with an agent.
There are many advantages to buying a new home. Everything is new! You can often go years with minimal maintenance or repairs compared to older homes. New homes are typically more energy efficient with new insulation, windows, and appliances. New homes usually come with warranties. You have the opportunity to select finishes to suit your taste. Many new construction neighborhoods in planned communities have lots of amenities including pools, parks, community centers, new schools, etc.
Why do you need a Realtor for New Construction?
The bottom line is that builders and their sales reps are looking out for their own interests. Who is going to look out for you, the buyer? Your Realtor who has experience and industry knowledge to advise you throughout the process. You will not get a better deal going in unrepresented, the builders will not negotiate price based on whether or not you have an agent.
Working with a Realtor provides you with guidance throughout the entire transaction.
Help with researching subdivisions, builders, and scheduling visits to model homes. Help to point out pros and cons and things that will affect you that the sales rep may not mention.
Financing options - some builders have incentives to financing with them. Understanding what they offer and how it affects closing costs is important. Most builders do not pay for buyer’s title insurance. It may be better to go with a separate lender.
Ask questions you may not be considering like if upgrades are paid upfront or at closing, types of warranties offered, reviewing HOA rules, CC&Rs (codes, covenants, and restrictions), and looking over the contract before signing.
Negotiations - what builders will typically negotiate and what they won’t. Upgrades are usually more negotiable than price. If their homes are selling quickly, they are less likely to negotiate.
Contracts and deadlines - knowing what to look for in the contract and how it affects the buyer. Builders use their own contracts that are written for their own protection. What deposits or earnest money need to be paid and when. How to terminate the contract if you can no longer purchase the home or have changed your mind. Determining builder requirements if you have to sell your current home to purchase the new one.
Give advice on upgrades and materials for resale value. Model homes are full of upgrades that may be out of your budget, learning what you can afford up front sets expectations. What deals or incentives if any are being offered by the builder.
Help facilitate communication and create a paper trail with the builder to make sure they are delivering on their promises.
Accompany you to all of the appointments throughout the build process. Keeping track of the progress and addressing issues if they come up. Delays can happen with holidays, weather, change orders, permits, inspections, availability of materials, workers, etc.
Inspections - reminders when to schedule inspections. The builder will do their own inspection but it is always in your best interest to hire a third party inspection service for phase inspections at pre-pour foundation, pre-drywall, and a final inspection.
Accompany buyer on final walk through, help point out anything that needs to be corrected or completed. The builder will expect you to close on the property if it is substantially finished even though the punch list isn’t completed. Final touch ups, installations, landscaping, etc. may be happening the day of closing.
Other things to consider - tax rates, timelines like completion of the neighborhood and amenities, future HOA expenses, what utility companies service the area and is there a MUD (municipal utility district), etc.