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How it works
Buying new construction, explained
The honest version — what it costs, how representation works, and the things builders won’t volunteer.
The honest version — what it costs, how representation works, and the things builders won’t volunteer.
No. The builder pays the buyer’s-agent commission, so my representation is free to you. The one requirement is that I register you as my client before your first visit and attend that first visit with you (in person or by FaceTime).
The builder’s sales rep works for the builder — not for you. I represent your interests: reading the lot, spotting what’s being built nearby, pricing the true all-in cost, and negotiating incentives and upgrades. It costs you nothing extra.
No. Base “from” prices exclude the lot premium, design-center upgrades and closing costs. Realistically, finishes and premiums often add around 20% over base. I’ll show you the honest all-in number before you commit.
No — but builders usually tie their best incentives to their preferred lender. You can still shop your own loan; sometimes it’s worth taking the builder incentive and refinancing later. I’ll help you compare. Either way, a strong pre-approval is step one.
Yes — many of my buyers do. I tour models and actual homesites with you on live FaceTime, or film walkthroughs and send the videos via Google Drive. All paperwork is electronic.
No. Incentives change frequently and vary by community and quick-move-in home. I keep the incentives hub current and link to each builder’s official offers, but you must verify the exact terms with the builder. The advertised incentive is also a starting point — I negotiate from there.
Many Henderson new-build areas carry a Special/Local Improvement District assessment that paid for streets and infrastructure. It’s a real line item — I’ll get you the exact figure on any homesite before you write an offer.
Book a quick FaceTime tour or call me. Tell me the communities you’re considering (or let me suggest some), and we’ll line up tours and a true-cost comparison. If you’re not pre-approved yet, that’s fine — we’ll start whenever you’re ready.