New Homes
Question: Should you talk to a Model Home Rep or On Site Agent before you talk to a Home Buyer's Realtor?
Answer: No! They represent the Seller/Builder...they are NOT working for you.
Question: Should you call the Phone Number on the For Sale Sign when you are driving around?
Answer: No! They represent the Seller/Builder...they are NOT working for you.
Question: Then who is working for you?
Answer: We are. We are Accredited Buyer Representatives (ABR).
Buyer Agents, Home Buyer Agents, and ABR's are all working in your behalf but ABR's are doing it full time. We are specialized professionals who work exclusively in the best interest of you - the home buyer. We work tirelessly, to find the right home and diligently research to determine the fair market value of your chosen home.
Drive around - Look at homes - However, when you want information or decide it is time to start visiting homes - Call us
Remember: When you enter a Model Home:
- The on-site sales-person represents the Builder
- They have been trained to gather information from you
- The information you divulge helps them get more of your money
- Un-represented buyers often pay too much for their new home
- When you pay too much - re-sale is very difficult to do profitably
Are you thinking about buying a brand new, never-lived-in, home? We can help.
Buyer beware:
When you begin looking at pricing be aware that is before you make any changes to the standard features the builder offers. The base price and where you will end up after changing flooring, lighting, countertops and more can price you through the roof so don't go for all the upgrades if you plan on getting in on an entry level price.
There are essentially 4 ways to buy “new”:
1. Totally Custom: Allow 6 months to over a year for the entire planning and construction process. Generally the most expensive option.
2. Semi-Custom: Allow 6 months to nearly a year.
3. Production: Allow 4 to 7 months.
4. Spec: “Specs” can be move-in ready or weeks to months away from completion when you contract for them.
Each one of these options come with a multitude of decisions to be made and potential pit falls to be avoided. We can help you with any of these options and with every step of the decision-making and construction process.
As your buyers’ agents, again, there is no cost to you to use our experience to get the best possible deal and avoid problems.
We can address topics such as:
Which upgrades are best for resale?
• How big does the lot need to be if I want a pool?
• Which subdivisions allow me to choose my own builder?
• If the subdivision advertising says homes from the $200’s, how much will it really cost for what we want?
• Which options and upgrades should we buy from the builder and which should we add later?
• Is it a good idea to use the lender the production builder is promoting?
• What are HOA fees; and is it better to choose a neighborhood with more or less rules?
• What features are important to include in the home to maintain resale value in the future?
• How much will property taxes be?
• Is the asking price negotiable?
• Will I be able to sell for a profit if I get transferred in 2 years?
• …and so many more…
The basic process in purchasing a new construction home is:
- Choosing your lot
- Choosing your floorplan and the elevation (the way it looks exterior)
- Choosing your upgrades, and you will be making many choices so plan for some time at the design center-usually not your first visit
- Getting your loan paperwork filed as well as attorney for title work--there may be incentives offered if you use the builder's preferred lender and attorney, but always ask for a copy of the truth in lending statement offered by that lender.
- Walk throughs will be established to check on the completion with the foreman and touchups will be made after the punchlist is written
- Home inspections should be considerred a week or so before closing
- There will be no CL-100 required because the soil will have been treated instead since the home is new
- The final walk through will take place to make sure the home has been cleaned and is functioning properly
- Lastly, the closing papers need to be signed with the closing attorney and hopefully it closes on time. Half of our job on new construction is to stay on top of everyone to ensure that this does happen on time!
If you remember nothing else, remember this:
The on-site sales reps and listing agents work for the Builders; not for you!
Do not visit model or spec homes without your buyers’ agent. Do not give listing agents or the builder’s on-site sales reps any information about yourself. Their job is to get as much information and money out of you as possible. Don’t say anything that might compromise your negotiating position later. They are not bad people; they just have a job to do for the people they work for. Our job, on the other hand, is to protect your interests. We have helped many clients buy new construction of all types.
A few builders in the Charleston area are:
Beazer Homes
Centex Homes
David Weekley Homes
DR Horton Homes
KB Homes
Lennar Homes
Portrait Homes
Ryland Homes
Weiland Homes
Allison Dailey Properties
Palmetto Traditional Homes
Harbor Homes
Rooke Homes
The Lisi Company
Del Webb
These are the larger local and national builders, but there are several smaller and more custom builders as well. If I can help you find a new home just let me know what you are looking for, and we will make sure to get you some floorplans for the price range you are looking for.
Many times when you are looking for a new home the builder will pay some closing costs for you. This is something we will negotiate for you and make sure you receive all the incentives you can. The price on new construction is not usually negotiable. The time frame in which to close is usually 4-6 months for completion. Be aware that it may take longer than expected due to factors like weather, material shipment, punch lists, certificate of occupancy etc. Many times there will be spec homes already situated on a lot so you can move in quickly. If you get in on the early stages you can pick your lot, color choices for interior and exterior design, lights, appliances etc.
Along with new construction are many condominium conversions. These are usually more local builders that take over apartment or hotel complexes and remodel them and sell them off into individual units. You can ask me about any of those as well. There are new ones available regularly. These are great for investors!
