New construction is where buyers most often lose money without knowing it. The builder's on-site agent is charming, helpful, and — critically — represents the builder. Every choice you make, every option you upgrade, every timeline you accept is optimized for their P&L, not yours.
With buyer representation, the math changes. I have negotiated tens of thousands of dollars in concessions, upgrades, and rate buy-downs from national builders and regional custom houses alike. I read the construction contract line by line — a document meaningfully different from a resale contract and heavily weighted toward the builder.
New construction also demands its own inspection discipline: a pre-drywall inspection, a mechanicals inspection, and a full final inspection — none of which the builder will proactively suggest.
For You If
You want control over finishes, a fresh warranty, energy efficiency, and a home no one else has lived in.
Builder Negotiation
Base price, lot premium, options, closing costs, rate buy-downs, and included upgrades are all negotiable — with a competent buyer's agent.
Three-Stage Inspection
Pre-drywall, pre-closing mechanicals, and final — plus a one-year walkthrough before builder warranty expires.
Timeline Reality
Contract to delivery: 6–14 months for production, 12–24 for semi-custom, 18–36 for custom.
- For You If
You want control over finishes, a fresh warranty, energy efficiency, and a home no one else has lived in.
- Builder Negotiation
Base price, lot premium, options, closing costs, rate buy-downs, and included upgrades are all negotiable — with a competent buyer's agent.
- Three-Stage Inspection
Pre-drywall, pre-closing mechanicals, and final — plus a one-year walkthrough before builder warranty expires.
- Timeline Reality
Contract to delivery: 6–14 months for production, 12–24 for semi-custom, 18–36 for custom.