New Construction - Working With Builders

Many of the new construction "listings" you see on any web site are what we call "To-be-built" suggestions by builders.  That means the homes you see in these renderings do not exist and will not be built without a contract and deposit.  They may also use photos from model homes.  Many builders use MLS listings as a sales tool to get potential buyers to call them.  Often the prices listed are base "teaser" prices and the final price for a home contracted for is often 15-20% higher with a typical number of options and upgrades plus lot premiums.   If it sounds too good to be true... Contact us - we'll tell you if it is.

We will address questions such as:

·         How big does the lot need to be for a pool?

·         Which subdivisions allow me to choose my own builder?

·         Can I buy the lot now and build in a few years?

·         Is it risky to build in a neighborhood that is just getting started?

·         How much money will I need to have to start building?

·         Can I start building before my current home is sold?

·         What does “architectural approval” mean?

·         Can I make changes to the builder’s plans such as making rooms bigger?

·         If the subdivision advertising says homes from the $200’s, how much will it really cost for what we want?

·         What does it mean when a listing on the MLS says “To Be Built”?

·         Which options and upgrades should we buy from the builder and which should we add later?

·         Is it a good idea to use the lender the production builder is promoting?

·         What are HOA fees; and is it better to choose a neighborhood with more or less rules?

·         What features are important to include in the home to maintain resale value in the future? 

·         How much will property taxes be?

·         What should I expect for closing costs and other fees?

·         Is the asking price negotiable on new construction?

·         Will I be able to sell for a profit if I get transferred in 2 years?

·         …and so many more… 

On-site Sales Reps and Listing Agents work for the Builders and Sellers...They aren't there to work in your best interest!

Builders and their sales reps actually prefer it if you are represented by your own agent.  It removes some of the responsibility and liability from their shoulders.  You will pay less for your new construction home if you have a buyers' agent representing you -- not more.

*You shouldn't visit model or spec homes without your buyers’ agent.
*You shouldn't give listing agents or the builder’s on-site sales reps any information about yourself.
*They are not bad people; they just have a job to do for the people they work for.
*Their job is to get as much information and money out of you as possible.

Our job, on the other hand, is to protect your interests by making sure you make informed decisions and get the best price possible.