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New Construction - Working with Builders

We all love driving around and touring new model homes. Seeing all the latest bells and whistles. The free cookies. The professional decorating. It is a good way to kill a Sunday afternoon.

If you remember nothing else, remember this: 

The on-site sales reps and listing agents work for the Builders; not for you!
Don't tell them anything about your interest level that might hurt your negotiating position in the future. Be wary of giving them your contact information, unless you like getting sales calls during dinner.

Buying a new construction home actually has greater potential risks than buying an existing home. There are a multitude of decisions to be made and potential pit falls to be avoided. I can help you with any type of new construction and with every step of the decision-making and construction process...at no cost to you.

As your Exclusive Buyer Agent, expect me to get you the best possible deal and avoid problems...because I do it regularly and my references prove it.

I work with all area custom and production builders and developers. I can show you any lot for sale, or any home, at any stage of construction. Builders' sales contracts are very one-sided to their benefit. I can assist you with putting together a contract to build that gets you the best deal and the most protection. Builders and their sales reps actually prefer it if you are represented by your own Buyer's Agent. It removes some of the liability from their shoulders. You will pay less for your new construction home if you have a Buyer's Agent representing you -- not more.

Be Aware...

Many of the new construction "listings" you see on any web site are what we call "To-Be-Built" suggestions or "Proposed" homes 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 and "open houses' listed are just meant to get you to visit the sales office. Often the prices listed are base "teaser" prices. The final price for a home contracted for can sometimes end up as much as 15-20% higher for some builders, with a typical number of options and upgrades, plus lot premiums. If it sounds too good to be true... Contact me - I'll tell you if it is.



There are basically 4 ways to Buy a “New” Home:

  1. Totally Custom: Allow 6 months to over a year for the entire planning and construction process. Generally the most expensive option. Starting with an architect or modified plans.
  2. Semi-Custom: Allow 6 months to nearly a year. Using a custom builder and a ready plan. 
  3. Production: Allow 4 to 7 months. Picking from one of a few models from a national or regional builder. 
  4. Spec: “Specs” are houses built as an example; not customized for anyone specifically.  They can be move-in ready, or weeks to months away from completion, when you contract for them.

Although there is high demand in this hot market, there is a shortage of good, build-able lots in the more desirable areas and popular school districts for either individual buyers or developers to buy. I can tell you about all new and proposed developments.

My Best Advice - Always:

"Buy neighborhood first and house second." Don't fall for a pretty model home in a undesirable location that won't appreciate. 

I can answer all of your questions such as:

  • How big does the lot need to be for a pool? 
  • Which builders' homes usually appreciate? Which almost never do? 
  • 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? 
  • Which builders have the most complaints? The least? 
  • Can I start building before my current home is sold? 
  • What does “architectural approval” mean? 
  • Can I make changes to the builder’s plans? 
  • If it says "homes from the $200’s", what's the truth? 
  • What does it mean when a listing says “To Be Built”? 
  • Which options and upgrades should we buy from the builder? 
  • Which upgrades should we do later? 
  • Should we use the lender the production builder is promoting? 
  • What are HOA fees used for? 
  • Is it better to choose a neighborhood with more, or less, rules? 
  • What features are important to include for future resale? 
  • How much will property taxes be? 
  • Is the builder's price negotiable? 
  • Should I have a home inspection done on a new home? 
  • When to buy to get the best deals? 
  • Will I be able to sell for a profit if I get transferred in 2 years?
  •  …and so many more.

I can take you to see all new construction homes and neighborhoods of interest. 

 

Most Recent New Construction Listings

4649 Kobus  Court, Sherrills Ford image
4649 Kobus Court, Sherrills Ford $519,900

Cul-de-Sac Lot!!! Spacious 3 bedroom 2 bath ranch plan on large flat lot. Accentuated with 10' ceilings and 8' doorways. The oversized kitchen is great for entertaining a...

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  • 3 Beds
  • 2 Baths
  • CAR3866414 MLS
  • ACTIVE Status
Courtesy of Clickit Realty

Listing courtesy of Clickit Realty

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1328 Portofino  Place Unit #41, Davidson image
1328 Portofino Place Unit #41, Davidson $1,185,000

Introducing the Cove at Davidson Bay- a collection of 18 water view single-family homes on quiet Lake Davidson. Located perfectly along a natural cove, this custom home...

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  • 4 Beds
  • 4 Baths
  • CAR3866391 MLS
  • ACTIVE Status
Courtesy of TSG Residential

Listing courtesy of TSG Residential

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10028 Trailhead Nw Way, Huntersville image
10028 Trailhead Nw Way, Huntersville — The Villas at Tuckers Walk $425,900

Gorgeous new construction townhome in sought after community of The Villas at Tucker's Walk! INTERIOR Unit. Fabulous open concept floorplan w/lots of space for family & ...

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  • 3 Beds
  • 3 Baths
  • CAR3864962 MLS
  • ACTIVE Status
Courtesy of 9 Yards Realty Group

Listing courtesy of 9 Yards Realty Group

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6144 Pier  Drive Unit #1137, Denver image
6144 Pier Drive Unit #1137, Denver $489,573

Trilogy Lake Norman is a 55 and better community near Lake Norman featuring an exciting lifestyle and stunning landscape . At the heart of this community is the spectacul...

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  • 2 Beds
  • 2 Baths
  • CAR3866185 MLS
  • ACTIVE Status
Courtesy of Shea Communities Marketing Company

Listing courtesy of Shea Communities Marketing Company

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6148 Pier  Drive Unit #1136, Denver image
6148 Pier Drive Unit #1136, Denver $521,212

Trilogy Lake Norman is a 55 and better community near Lake Norman featuring an exciting lifestyle and stunning landscape . At the heart of this community is the spectacul...

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  • 2 Beds
  • 2 Baths
  • CAR3866142 MLS
  • ACTIVE Status
Courtesy of Shea Communities Marketing Company

Listing courtesy of Shea Communities Marketing Company

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8938 Ansley Park  Place Unit #257, Huntersville image
8938 Ansley Park Place Unit #257, Huntersville $706,100

Craftsman design with a welcoming front porch! Popular home design features an open concept layout. The light filled kitchen with white cabinets, stainless appliances w/...

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  • 4 Beds
  • 4 Baths
  • CAR3866109 MLS
  • ACTIVE Status
Courtesy of Pulte Home Corporation

Listing courtesy of Pulte Home Corporation

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6132 Pier  Drive Unit #1140, Denver image
6132 Pier Drive Unit #1140, Denver $667,631

Trilogy Lake Norman is a 55 and better community near Lake Norman featuring an exciting lifestyle and stunning landscape . At the heart of this community is the spectacul...

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  • 4 Beds
  • 3 Baths
  • CAR3866110 MLS
  • ACTIVE Status
Courtesy of Shea Communities Marketing Company

Listing courtesy of Shea Communities Marketing Company

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125 Indian  Trail, Mooresville image
125 Indian Trail, Mooresville $829,000 ▲

Enjoy the finer things in life with the beautiful Davidson Plan, to be built by Caruso Homes! Situated on a spectacular waterfront lot, this expandable home is nestled on...

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  • 3 Beds
  • 3 Baths
  • CAR3866004 MLS
  • ACTIVE Status
Courtesy of Allen Tate Mooresville/Lake Norman

Listing courtesy of Allen Tate Mooresville/Lake Norman

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8946 Ansley Park  Place Unit #256, Huntersville image
8946 Ansley Park Place Unit #256, Huntersville $713,995

Craftsman design with spacious front porch! Popular home design features an open concept layout with abundant natural light. The light filled kitchen with white cabinets...

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  • 4 Beds
  • 4 Baths
  • CAR3866099 MLS
  • ACTIVE Status
Courtesy of Pulte Home Corporation

Listing courtesy of Pulte Home Corporation

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1391 Cedardale  Lane Unit #21, Denver image
1391 Cedardale Lane Unit #21, Denver $531,167

Beautiful new home in the new community of Wildbrook. Greybrook's standards are other builders upgrades! 10' ceilings on 1st floor and 9' 2nd floor. Gourmet Kitchen with ...

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  • 4 Beds
  • 3 Baths
  • CAR3865474 MLS
  • ACTIVE Status
Courtesy of David Hoffman Realty

Listing courtesy of David Hoffman Realty

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“ Based on information submitted to the MLS GRID as of . All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Some IDX listings have been excluded from this website. Properties may or may not be listed by the office/agent presenting the information © 2022 Canopy MLS as distributed by MLS GRID”

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Lisa Sharp - Broker | Realtor®
Lisa@FindAHomeCarolina.com
704-530-6777
Nest Realty - Cornelius, NC  

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