New Construction & Custom Homes

Short answer: You don’t have to—but you absolutely should.

Many buyers assume the builder’s sales rep is “their agent.” In reality, the builder’s representative works for the builder, not for you.

Why having your own agent matters:

• Representation: Your agent protects your interests, budget, and long-term value—not the builder’s bottom line.

• Contract guidance: Builder contracts are very different from resale contracts (more on that below).

• Upgrade advice: Builders will sell you everything. A good agent helps you invest wisely.

• Negotiation: Builders may not budge on price—but there’s often room on lot premiums, closing costs, design credits, timelines, or contingencies.

• Build oversight: Your agent helps monitor timelines, walkthroughs, inspections, and punch lists.

• No added cost (usually): In most cases, the builder pays the buyer-agent commission.

👉 Important: You typically must bring your agent with you on your first visit or register them immediately—otherwise the builder may not allow representation later.

Builder contracts are builder-written, not neutral. They favor the builder by design.

Key differences buyers should understand:

• Less flexibility: Builders often limit contingencies (inspection, financing, appraisal).

• Timeline control: Builders usually have broad discretion on completion dates.

• Change orders: Upgrades and changes can come with strict deadlines and non-refundable costs.

• Deposits: Earnest money is often higher—and may be non-refundable after certain phases.

• Warranty language: Coverage varies widely and needs careful review.

• Pricing adjustments: Some contracts allow price changes due to material or labor costs.

Why this matters:

Once signed, builder contracts are hard to renegotiate. Having an agent who understands construction contracts helps you:

• Know what’s standard vs. negotiable

• Avoid costly surprises

• Ask the right questions before you sign

Yes—and for many buyers, this is the best option.
But it comes with more moving parts.

What to consider:

• Zoning & land use: Not all land is buildable as-is.

• Soil & septic: Perk tests, soil borings, and system design matter.

• Utilities: Well, septic, power, gas, and internet availability can add significant cost.

• Builder compatibility: Not all builders will build on outside lots.

• Financing: Often requires a construction loan that converts to a mortgage.

• Timeline: Custom builds usually take longer than neighborhood developments.

Where an expert helps most:

• Evaluating land before you buy

• Estimating true build costs (not just the house)

• Coordinating land + builder + lender

• Avoiding land that looks great—but doesn’t build well

This route offers maximum customization, but it requires careful planning and experienced guidance.

Not all upgrades are created equal. Some pay off—others don’t.

High-value upgrades (usually worth it):

• Kitchen investments: Cabinets, layout, countertops, and storage

• Ceiling height: Taller ceilings add light and perceived space

• Windows & natural light: Larger or better-placed windows

• Floor plan upgrades: Open layouts, functional mudrooms, main-level offices

• Energy efficiency: Insulation, windows, HVAC

• Exterior curb appeal: Siding quality, stone accents, covered porches

Upgrades to think twice about:

• Ultra-custom finishes that are very taste-specific

• Over-the-top lighting packages

• Trend-heavy tile or bold design choices

• Technology that will age quickly

Pro tip:

Buyers often over-upgrade finishes—but under-upgrade structure. Structural improvements (layout, ceiling height, windows) are much harder to change later and matter most for resale.