New Construction FAQ's

Short answer: yes, I'd strongly suggest it. The sales rep at the model home works for the builder. Their job is to protect the builder's price, contract, and timeline. Having your own agent costs you nothing out of pocket in most cases, because builders typically budget for buyer's agent compensation, but it's worth confirming the builder's registration rules before you visit.

One important note: many builders require your agent to be present or registered on your first visit. If you walk in alone the first time, you may lose the ability to bring someone in later. So call me before your first tour.

Sometimes, and it depends on the builder, the community, and how fast lots are moving. Lot premiums are the extra charge for a specific lot, like a bigger yard, a cul-de-sac, or a view. Builders often hold firm on the base price but get creative elsewhere, including credits, upgrades, or closing-cost help.

One of my buyers ended up with a $15,000 credit back on a lot premium after the builder couldn't deliver a feature they had originally said yes to. Not every situation looks like that, but it's a good reminder that the first answer isn't always the final answer.

Yes. A city or county inspection during construction is not the same as an inspection working for you. New homes can have missed details, like unfinished grading, loose fittings, HVAC or venting issues, and rushed finish work. I suggest an independent inspection at key points, usually before drywall if the builder allows it, and again at the final walkthrough. Ask the builder about their inspection access policy early, before you sign, because some limit it.

Incentives are what a builder offers to get a home sold. Common ones include price reductions, mortgage rate buydowns, closing-cost help, and upgrade credits. They can be worth a lot, but the details matter. A rate buydown might come with a requirement to use the builder's preferred lender, and a flashy 'free upgrades' package can hide a higher base price.

My job is to help you compare the real numbers: the total cost, the monthly payment, and what you'd get with a different offer. Before you fall in love with a home, let's make sure the numbers make sense.

Usually no, but the best incentives are often tied to using them. That doesn't automatically make it a bad deal. It means you should compare. Get a loan estimate from the builder's lender and at least one outside lender, then look at the rate, fees, and what the incentive is actually worth. I'll help you line those up side by side.

Read this part of the contract carefully. Builder contracts often treat deposits as non-refundable after a certain point, and they can limit changes once you sign. That's why I want to see the contract before you commit, not after. If a builder tells you something verbally, like that a feature is possible on your lot, get it in writing. Builder contract terms vary, so I look at each one individually rather than assume.

A setback is the required distance between your home (or other structures) and the property line. It controls what you can add, like a covered patio, a pool, a shop, or an addition. Before you pick a lot, ask how the setbacks affect anything you want to build now or later. Don't assume a feature will fit just because the builder offers it on another lot.

Often limited, and sometimes not at all after certain milestones. Structural changes are usually locked in soon after signing, and later changes may cost extra through change orders. Decide on your must-haves before you sign, and get any promise about lot features or options in writing.

It varies a lot. A quick-move-in or spec home that is already built or nearly done can close in weeks. A home that hasn't started yet takes longer, and timelines can shift with permitting, weather, and material or labor availability. Ask any builder for a realistic schedule in writing, and plan for some flexibility with your current housing and your rate lock.

A spec home is built by the builder without a specific buyer, so the choices are mostly already made. Semi-custom usually means you pick from the builder's plans and a menu of options. Custom means you design the home, often on your own lot, with an architect or builder. More choice generally means more decisions, a longer timeline, and more budget to manage.

Some are, some aren't. Upgrades you can't easily change later, like structural options, lot choice, and certain systems, tend to make more sense to pick at the builder. Finishes like lighting, fixtures, and some flooring can often be done for less after closing. I'll help you sort which is which, and think about resale, because not every upgrade comes back in value.

It depends on the price you pay, the location, and what's around you. A new home can have a pricing advantage over resale in some markets, and sometimes a premium in others. I look at comparable sales, both new and existing, and at what else is being built nearby, because more supply can affect resale. I'll give you the honest answer even if it's not the salesy answer.

Across the Treasure Valley: Eagle, Boise, Meridian, Nampa, Caldwell, Kuna, Star, Middleton, and Garden City. Every city has different builders, lot sizes, and price points, so tell me what matters to you and I'll point you to the communities worth touring.

Let's make this simple. Book a New Construction Strategy Call. We'll talk through your budget, timeline, and must-haves, and I'll explain how the process works before you visit a model home, so your first tour is on your terms.