New construction
Everything smells new and the paperwork is written by the builder's attorney. Go in with someone on your side.
How to buy new, properly
- 01
Register me at the first visit
Builders pay buyer representation, but only if your agent signs in with you the very first time. Show up alone and you've spent your leverage before you've seen a floor plan.
- 02
Compare communities, not just plans
HOA dues, lot premiums, amenity timelines and the next phase's pricing matter more than which model has the bigger island.
- 03
Negotiate incentives, not sticker
Most builders hold the base price and give on closing costs, design-center credits, rate buydowns or a finished basement. Ask for all four and see what moves.
- 04
Read the contract carefully
Builder contracts favor the builder: completion windows, escalation clauses for materials, deposit forfeiture terms. Everything is at least worth a request.
- 05
Inspect during construction
Pre-drywall and final inspections, by your own inspector. New does not mean flawless — I have never had a pre-drywall report come back empty.
- 06
Use the warranty year
Keep a running list and submit it before month eleven. Most builders cover cosmetic settling only in the first year.
Details
Three things buyers underestimate
Timeline
How long it takes
A spec home that's already framed: 60 to 120 days. A to-be-built from dirt: 8 to 14 months in the current Wake County permitting climate.
Financing
Builder lenders
The in-house lender's incentive can be genuinely good — but get a competing quote. Compare the full cost, not the rate alone.
Resale
Think about year seven
In a community of 300 similar homes, your resale competes with the builder's remaining inventory. Lot position is the upgrade that holds value.
Which communities are worth your Saturday?
Tell me your area and budget and I'll send a shortlist of active builders with current incentives.
Get the shortlist