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Buying "new construction" is a bit different from buying a previously-owned home. For one, because there is no previous homeowner, you don't have to deal with a seller's emotional tie to the property, which typically influences the negotiating process. Whether you're designing and building a custom home or buying a home that's built on spec in a new subdivision, you'll only have to work with the builder.

As with buying a previously-owned home, you have to figure out your budget and secure financing before you even begin house hunting. Get pre-approved by a bank or mortgage lender. Decide how much money you want to invest in a new home. And don't overlook the extras like property taxes, insurance, furniture, window treatments, landscaping costs and maintenance that can drain your bank account.

If you're considering buying a newly-constructed home, follow these five steps to guide you through the process:

Step 1: Weigh the Pros and Cons

Nothing beats the feeling of being the first person to live in a newly-built home. Everything is shiny and untouched.

You can buy a brand-new home in one of three ways: buying a house already built on spec; having a semicustom home built as part of a development (you can choose from a set palette of finishes and upgrades); or having a purely custom home designed and built to your specifications.

But before you get caught up in the sparkling new paint and granite countertops, evaluate your situation and see if new construction fits your lifestyle. Here are some questions to ask yourself, particularly if you fall within the first two methods of new-home buying:

  • New homes are typically far from the city center; will you mind the commute?
  • Are you willing to coax a new lawn into existence, and can you wait 20 years for sapling trees to mature?
  • Will the cookie-cutter nature of new subdivisions drive you bonkers?
  • New houses tend to be built right on top of each other. Do you mind the closeness and potential lack of privacy?

Step 2: Research Neighborhoods and Builders

When buying in a new subdivision, consider working with a buyer's agent who knows the area well, can set up home tours and walk you through the closing process. When researching real estate agents:

  • Remember, the listing agent works for the builder, not for you. They're trying to hit a quota, not help you make the right decision for you and your family. CALL ME FIRST! (901) 270-3779 TO SCHEDULE A SHOWING.
  • Many states regulate how agents deal with new subdivisions. If you have your own agent, tell him up front that you're interested in looking at new homes. He must accompany you on your first visit to any new subdivision; if he doesn't, the builder's sales rep will get the full commission if you buy a home there.

When researching neighborhoods:

  • Look online for listings for new home construction.
  • Drive around the neighborhood and check out the amenities and the quality of the homes.
  • Walk the community. Ask homeowners about their experience.
  • Go to model open houses, keep a journal and take photographs. Don't try to cover every model house in the area in one day.
  • Check with the developer about potential homeowners' association (HOA) fees and rules; some are incredibly expensive -- and strict. They may not allow storage sheds, certain paint colors or finish materials, solar panels or even vegetable gardens. Be sure to find out if the HOA can assess penalties for infractions.
  • Ask whether cable and Internet are readily available and from what companies; your new house will be wired for cable but that does not mean the cable company offers service to your neighborhood.
  • If the development is still under construction, you'll be dodging giant contractor trucks and facing jackhammering at 7 a.m. for a while.
  • Research the zoning laws for the neighborhood, as they can change quickly.
  • Visit the city planner's office to see what's in store for a particular location.
  • Ask your agent about plans for the area.

Whether you're buying a new home that's being built or building a new home from the ground up, you can choose the builder you work with.

"The buyer is more educated today," says Rhonda Hoeft, area sales manager for The Estridge Collection in Carmel, Ind. "It's amazing how much they know as opposed to five years ago. At least 80 percent of prospective buyers who walk into our sales office have researched our homes and the builder."

When researching builders:

  • Make sure there are no Better Business Bureau complaints on file against your builder's company.
  • Ask me if the builder has a good reputation in the community.
  • Visit your builder's previously constructed homes; ask the occupants whether the craftsmanship has stood up to time, use and weather.

Step 3: Know What's Standard and What's Extra

Ask the builder about amenities and upgrades. Amenities are features that benefit the entire community like a clubhouse, health and fitness center or a gated entrance. Upgrades refer to added features or items you pay extra for to enhance your home, like certain types of flooring or appliances.

Get a feature sheet on the line of homes you're interested in and read them very carefully, then compare feature to feature. Find out what comes with the base home price.

If you don't understand exactly what the builder is offering, ask and take notes. There are no dumb questions. Not knowing can cost you real money. Some things to keep in mind:

  • If the stove is included, visit the showroom to see the model. If you're offered the basic stove and you're a gourmet cook, it makes sense to buy the upgrade.
  • Make decisions on upgrades early in the process -- every change costs money.
  • Have a good idea of what you need and want. They are two different things when it comes to upgrades.
  • Builders rake in the cash on upgrades because they can get parts and labor relatively cheaply. The markup is huge, so investigate each option you're considering to see whether it would be cheaper to bid it out after you move in.
  • Builders, in general, need to sell quickly to make a profit. If you're stuck haggling over price, get them to throw in the upgrades you want at a reduced cost or for free -- it's a way to get more value that's appealing to both sides.

Step 4: Get an Inspection and Home Warranty

Once you decide to buy a new home, make your sales contract contingent on a final home inspection by a professional you hire. Never assume that because a home is newly constructed, it isn't going to have defects. Municipal inspections for code violations are nowhere near as thorough as an independent professional inspection. If possible, have the home checked during each phase of building, when potential problems are easier to spot. If the builder objects to this, consider it a red flag.

Protect yourself with warranties. All new homes come with an implied warranty from the builder stipulating that any major defect of the structural integrity of the home must be repaired. Ask for a builder's warranty for a period of time following move-in (a year, for example) that covers any defects in craftsmanship. Preferably, this warranty should be backed by insurance.

Home warranties vary in length, what they cover and typically run from one to 10 years; the manufacturer covers appliance warranties. Make sure any warranty you receive explicitly states what is covered and what isn't, and what the limitations for damages are. For extra peace of mind, have your real estate attorney look over the warranty to make sure it's kosher.

Step 5: Close the Deal

Builders often have in-house mortgage lenders or ties to an outside lender. New homebuyers can use the builder's lenders or find their own financing. Ask me for information on special funding programs available for first-time buyers. Contact at least two lenders and compare terms, fees, rates and points.

If you're not comfortable with the legal process, get an attorney. Remember, sign nothing until you fully understand the meaning of the words.

New Construction Homes May 25, 2022
77
Listed
61
Avg. DOM
N/A
Avg. $ / Sq.Ft.
$583,000
Med. List Price
77 Properties
Page 1 of 7
$1,598,842
Neighborhood: Shepherd's Creek
5
Beds
5F11/2
Baths
0.38
Acres
2022
Year Built
118
Days on Site
10116615
MLS
May Completion!! 4-car GA!!This home has all the characteristics of a fantastic Southern home!Generously-sized front porch for additional seating and entertaining, a great true vaulted covered back...
$1,500,000
Neighborhood: ESTATES OF SPRING MILL (THE)
6
Beds
4F21/2
Baths
3
Acres
2021
Year Built
16
Days on Site
10123619
MLS
Welcome to The Estates of Spring Mill! This beautiful, modern and sleek home is situated on a 3 acre lot. The airy feel and natural light of this home provides easy living for the entire family....
$1,495,000
Neighborhood: RADFORD
4
Beds
5F11/2
Baths
0.77
Acres
2022
Year Built
62
Days on Site
10120287
MLS
Custom home. Home features one-story living with attached in-law suite. Bonus room and bath up. Ceiling heights ranging from 9' in the in-law suite to 12' plus. Located in upscale gated community of...
$1,295,000
Neighborhood: ALLELON
5
Beds
5F11/2
Baths
0.37
Acres
2022
Year Built
124
Days on Site
10116233
MLS
incredible new construction designed by noted architect Carson Looney of LRK & built by quality builder Fred Cohn of Biltmore Builders. Anne Parker is the interior designer so you know this one is...
$1,200,000
Neighborhood: LAURIE LANE
5
Beds
3F11/2
Baths
0.24
Acres
2022
Year Built
77
Days on Site
10119276
MLS
This luxury home is being built by Volunteer Home Builders and was designed by Trey Krik & Joshua Bellaire of ARC1010. Tentative completion date of September 15th, 2022. 4,800 heated sf with 5 bed...
$942,000
Neighborhood: SPRING CREEK RANCH PH10
5
Beds
5F11/2
Baths
2022
Year Built
6
Days on Site
10124442
MLS
New Construction in the coveted Spring Creek Ranch subdivision to begin construction June 2022! This open concept floor plan will have 5 bedrooms and 5.5 bathrooms plus a bonus room, covered patio, 3...
$929,900
Neighborhood: AINSLEY MANOR
4
Beds
3F11/2
Baths
3.26
Acres
2021
Year Built
20
Days on Site
10123434
MLS
New construction. This 4 BR/3.5 BA home on 3.26 acres will have it all! Home will be located in the highly sought after Ainsley Manor development. Features: Open concept kitchen that flows into the...
$899,990
Neighborhood: GERMANTOWN MANOR 1ST ADD
5
Beds
4F11/2
Baths
0.41
Acres
2022
Year Built
3
Days on Site
10124574
MLS
New construction by Baum & Co. Beginning finish work. Estimate completion August 2022. The house is open. All hardwood up and down , 5 Bedrooms 4.5 Bath plus Playroom and garages for 3. 10' ceilings...
$899,000
Neighborhood: None
4
Beds
3F11/2
Baths
13
Acres
2021
Year Built
19
Days on Site
10123493
MLS
Lakefront Scandinavian Modern Beauty in Fayette County. This stunning home sits on a 5 +/- Acre Lake where wildlife abounds. The views are spectacular! Plenty of space in the striking kitchen for...
$895,000
Neighborhood: TWIN LAKES OF PIPERTON PH3
5
Beds
4F11/2
Baths
2022
Year Built
41
Days on Site
10121785
MLS
Amazing Home in sought after Twin Lakes, Builder Ronnie Burton has added all the Extras including solid wood beams in Great Room, Large Chef's kitchen with Primary and second bedrooms down, three...
$889,900
Neighborhood: Spring Creek Ranch
5
Beds
4
Baths
0.3
Acres
2022
Year Built
68
Days on Site
10119911
MLS
Beautiful home built by McLemore Home Builders, open concept floor plan w/ large island, upgraded designer lighting package, spacious master suite with Peloton nook or office space. 2 bedrooms down,...
$865,000
Neighborhood: SPRING CREEK RANCH PH10
5
Beds
4F11/2
Baths
2022
Year Built
24
Days on Site
10123068
MLS
New Construction in the coveted Spring Creek Ranch subdivision! This open concept floor plan will have 5 bedrooms and 4.5 bathrooms plus a bonus room, covered patio, 3 car garage, and so much more....