Why You Need Your Own Agent When Buying New Construction Homes

Sarah's home-buying journey is proof that having the right agent by your side can make all the difference—especially when purchasing new construction!

I first connected with Sarah through a local moms’ Facebook group. If you’ve ever been in one, you know how fast recommendations fly in when someone asks for a Realtor! I responded to her comment, we exchanged a few DMs, and then, a couple of weeks later, she reached out again, ready to move forward.

Sarah was at a major turning point in her life. After some relationship changes, she was buying a home on her own for the first time. She’d already visited some open houses and had toured new construction homes by herself, drawn to the idea of a low-maintenance, move-in-ready property. But she admitted she felt overwhelmed—she didn’t fully understand the process, was unsure about loans, and had no idea who to trust for inspections and representation.

We met up at a local coffee shop and immediately bonded over our kids being in that fun (read: unpredictable) tween stage. I walked her through the pros and cons of new construction versus an older home, explaining how builder contracts work differently from traditional resale contracts. By the end of our meeting, Sarah had made a big decision—she wanted me as her agent.

Negotiating Perks & Securing a Better Deal

Sarah had previously visited a builder’s sales office, where the builder’s rep mentioned that they might be able to throw in an air conditioning unit as an upgrade. (Spoiler: A/C isn’t standard in most new construction homes—it’s often an extra cost.)

With me representing her, we did much better than might. I successfully negotiated not just the A/C unit, but also a brand-new washer, dryer, and refrigerator—none of which were originally included.

Next, we tackled the financing. Builders often offer special incentives if buyers use their preferred lender—sometimes it’s a lower interest rate, sometimes it’s closing cost credits. But is it really the best deal? I encouraged Sarah to get multiple loan estimates from other lenders so we could compare. In the end, the builder’s lender did offer the best incentives, but because we had those other estimates in hand, we leveraged them to secure an even lower interest rate.

Navigating the Contract (All 100+ Pages of It!)

Here’s a little-known fact: While a typical home resale contract is about 11–17 pages, new construction contracts can easily surpass 200 pages. And the builder’s sales agent? They don’t go through it with the buyer line by line.

That’s where having your own agent is crucial. Sarah and I spent three hours reviewing her contract. I explained the terms, pointed out clauses she needed to be aware of, and ensured she fully understood her obligations before signing. When she was confident and ready, we went under contract, with closing set in just under four weeks.

Ensuring a Smooth Closing

Just because a home is brand new doesn’t mean it’s perfect! I recommended an independent home inspection, and good thing we did—our inspector found significant issues in the crawl space that needed fixing. Thanks to this due diligence, the builder took care of everything before closing, giving Sarah peace of mind.

Throughout the next few weeks, I kept Sarah updated, provided vendor referrals, coordinated final signings, and was present for the final walk-through to make sure all her requests had been completed. Then, in one final win, I convinced the builder to close a couple of days early so Sarah could move in right before spring break—perfect timing since she already had time off to get settled with her kids.

And here’s the cherry on top: Her home appraised for $25,000 over what we paid. Talk about instant equity!

Happy Endings (for Sarah & Her Cats!)

Sarah is now the proud owner of a gorgeous new home in a neighborhood that keeps her kids in their current schools. She got an incredible deal, tons of upgrades, and a smooth experience—even the cats are happy, with a promised backyard catio in their future.

Check out a couple of photos of Sara's new digs! I'm still swooning over that kitchen island!

Buying a new construction home? Don’t go it alone. Builders have agents looking out for them—you need someone looking out for you. Let’s chat and make sure you get the best deal, the right protections, and a home you’ll love.

📩 DM me or call today to start your journey to a new home!

Tiffanie

503-453-6580

tiffanie@tdrealtygroup.com