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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

8138 Annsborough Nw Drive, Concord image
8138 Annsborough Nw Drive, Concord $672,290

The Sonoma plan has plenty of space that begins as you enter the 2-story foyer. A formal DR can be found just off the foyer. The open-concept floorplan consists of your F...

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  • 5 Beds
  • 5 Baths
  • CAR3939009 MLS
  • ACTIVE Status
Courtesy of M/I Homes

Listing courtesy of M/I Homes

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14116 Cameryn Elise  Drive Unit #89, Cornelius image
14116 Cameryn Elise Drive Unit #89, Cornelius $699,000

NEW OPPORTUNITY in Bailey's Glen 55+Community under construction. Ranch plan with 3 bedrooms, Open floorplan with large island overlooking the great room. Luxury Vinyl ...

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  • 3 Beds
  • 2 Baths
  • CAR3919327 MLS
  • ACTIVE Status
Courtesy of Southcreek Inc

Listing courtesy of Southcreek Inc

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16621 Summers Walk  Boulevard Unit #01, Davidson image
16621 Summers Walk Boulevard Unit #01, Davidson — Summers Walk $475,967

New Townhome in the desirable community of Summers Walk, Town of Davidson. New construction townhome (4 BR/3.5 BA) includes oversized 2-car attached garage, guest suite w...

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  • 4 Beds
  • 4 Baths
  • CAR3937015 MLS
  • ACTIVE Status
Courtesy of Mattamy Carolina Corporation

Listing courtesy of Mattamy Carolina Corporation

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2964 Sherrill's Stream  Drive, Sherrills Ford image
2964 Sherrill's Stream Drive, Sherrills Ford $329,990

Brand new community in desirable Lake Norman area! Limited opportunities only 89 homesites in the community. The Cali is a spacious one level, open floor plan with 4-bedr...

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  • 4 Beds
  • 2 Baths
  • CAR3938218 MLS
  • ACTIVE Status
Courtesy of DR Horton Inc

Listing courtesy of DR Horton Inc

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7856 Whispering Stream  Drive, Sherrills Ford image
7856 Whispering Stream Drive, Sherrills Ford $329,990

Brand new community in desirable Lake Norman area! Limited opportunities only 89 homesites in the community. The Cali is a spacious one level, open floor plan with 4-bedr...

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  • 4 Beds
  • 2 Baths
  • CAR3938242 MLS
  • ACTIVE Status
Courtesy of DR Horton Inc

Listing courtesy of DR Horton Inc

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2883 Sherrill's Stream  Drive, Sherrills Ford image
2883 Sherrill's Stream Drive, Sherrills Ford $337,990

Brand new community in desirable Lake Norman area! Limited opportunities only 89 homesites in the community. The Penwell is a 2-story home with 3 bedrooms plus has a loft...

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  • 3 Beds
  • 3 Baths
  • CAR3938743 MLS
  • ACTIVE Status
Courtesy of DR Horton Inc

Listing courtesy of DR Horton Inc

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12908 Bailey  Road Unit #193, Cornelius image
12908 Bailey Road Unit #193, Cornelius $899,000

NEW OPPORTUNITY in the Forest at Bailey's Glen 55+ community. Inventory home under construction. The Patterson floor plan is located on a large private wooded homesite ...

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  • 3 Beds
  • 2 Baths
  • CAR3935578 MLS
  • ACTIVE Status
Courtesy of Southcreek Inc

Listing courtesy of Southcreek Inc

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134 - D Berkeley  Avenue, Mooresville image
134 - D Berkeley Avenue, Mooresville — Forest Lake $350,043

Affordable Move-in Ready Home for Sale with an Upgraded Kitchen, Upgraded Primary Shower, Upgraded Secondary Bathroom, and Upgraded Laundry Room at a Highly Competitive P...

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  • 3 Beds
  • 3 Baths
  • CAR3938627 MLS
  • ACTIVE Status
Courtesy of TRI Pointe Homes Inc

Listing courtesy of TRI Pointe Homes Inc

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7683 Sarah  Drive, Denver image
7683 Sarah Drive, Denver $420,000

Earnest Estates is proud to present two New Construction home in convenient Denver location with NO HOA! This is NOT your average ranch home. Come, take the tour, and you...

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  • 3 Beds
  • 2 Baths
  • CAR3932245 MLS
  • ACTIVE Status
Courtesy of EXP Realty LLC Mooresville

Listing courtesy of EXP Realty LLC Mooresville

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7675 Sarah  Drive, Denver image
7675 Sarah Drive, Denver $420,000

Earnest Estates is proud to present two New Construction home in convenient Denver location with NO HOA! This is NOT your average ranch home. Come, take the tour, and you...

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  • 3 Beds
  • 2 Baths
  • CAR3932239 MLS
  • ACTIVE Status
Courtesy of EXP Realty LLC Mooresville

Listing courtesy of EXP Realty LLC Mooresville

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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 © 2023 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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