Should I Use a Realtor When Building a New Home?

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Should I use a Realtor when building a new home? is a question a lot of people ask when shopping with builders, and it’s actually a great question! Surprisingly, there’s not much information regarding this subject online. But here are 7 reasons why the answer to this question is a resounding “yes”. You should, in fact, always use a Realtor when building a new home.

It’s Free

Believe it or not, Realtor representation is 100% free to you as a home buyer. In fact, the builder pays our entire commission. So why exactly do builders pay for this? The simple answer is that about 80% of builder sales come through Realtors. Like all businesses, builders have a marketing budget, some of which is allocated to traditional advertising (TV, radio, internet, etc.) and some of which is allocated to paying Realtors. The more Realtors bring them buyers, the less they need to spend on traditional advertising. Therefore, if you are offered an advocate, at no cost, you would certainly say “yes.” And, if that advocate can be any Realtor of your choosing, you would certainly want someone with extensive experience in new construction.

Representation

The builder’s sales rep works for and is paid by the builder, not you. It is, therefore, in their best interest to sell each home for the most amount of money possible. In addition, most builder reps have sold hundreds of homes, whereas this may be the first new home you have ever purchased. When it comes to negotiating, experience matters, and unfortunately in this game, your experience doesn’t comes close to matching the builder. That’s why having a well-trained and experienced new homes Realtor is very important…and best of all, it’s free!

Negotiating Expertise

There are two different negotiating rounds when building a new home. And each of these rounds offers up an opportunity to either win or lose (AKA save money or spend money). You will save the most money possible having an expert Realtor on your side, and here’s why…

  1. Price: Most builders are not flexible on their price, for two main reasons. First, all their customers are neighbors, and compare experiences. If everyone learned they all paid different prices, the builder would have a riot on their hands. Second, all mortgage loans require an appraisal. Inconsistent pricing within a neighborhood can cause appraisal issues, and potential loan denials. But there are ways around this, and a skilled new construction Realtor knows the options. Just one example is negotiating for free upgrades, especially the finish items (i.e. light fixtures, faucets,etc.). Since these items have the highest profit margins, builders are more willing to thrown-in freebies…but you have to ask!
  2. Terms: This is where experience really comes in. Unlike contracts on existing homes, the builder’s attorneys write new build contracts, and they write them to the builder’s benefit. But these terms can be changed. Here is just one example: At closing, the seller always credits the buyer for the prorated real estate taxes. But on new homes, only the land taxes are recorded at the time of closing. For obvious reasons, taxes on raw land are lower than taxes on a fully-built home. So unfortunately your tax bill will be thousands of dollars above the credit you received from the builder. Therefore, I always add a clause to the contract, stipulating the builder must pay based on the estimated full taxes. This is just one of several standard changes we make to the contract that could save you thousands of dollars.
  3. Timing:  When is the best time to build a new home? Perhaps at quarter-end, or even year-end, when builder reps are trying to hit their sales quotas. And what about for new subdivisions? Is it best to be one of the first buyers, or one of the last? The answers to these questions aren’t always straight-forward. Each builder and community is unique. But a Realtor with new home experience knows these cycles, knows if the builder is meeting their sales expectations, and knows how to use that information to negotiate the best price and terms for their clients.

Inspections

This is an area where it is critical to have a Realtor who knows construction. No one has ever built a perfect house. Unlike a car or other manufactured products, homes are built outdoors, and put together by over 500 different independent contractors. There will be mistakes. But not to worry; this is completely normal.

The key is to have someone on your side who knows construction. Because mistakes happen, the building process has standard times when crews come in to correct errors. But often times, some “mistakes” are actually normal construction deviations. Yet others are overlooked, or deemed too small to fix. So how do you do you know how to identify the differences? For example, it is okay to ignore floor squeaks, as the home is settling. But after drywall is installed, all squeaks should be corrected. If they’re not, it could be a major problem that could cost thousands of dollars to correct. Think the builder is willing to cover the cost? Think again! This is just one example of the hundreds of items we watch for you. In addition to the hundreds of little details, we do three major whole house inspections:

  1. At the completion of framing, after windows and roofs are complete
  2. Pre-drywall, after all rough mechanicals are complete
  3. Final inspection, prior to closing.

Resale

You will sell your new home some day. While most people don’t think about resale, it’s actually a very important factor to consider when selecting the features in your new home. A common complaint I hear from homeowners is, “I could sell this home for a lot more money, had I only [fill in the blank]”. Now is the time to have that conversation. We help you evaluate your spending by showing you the value you will receive back on the resale market. Some upgrades actually yield significant resale returns, yet others do not. While the financials may not impact your final home design, you’ll at least move in with the confidence of knowing you made an informed decision.

In addition, we offer solutions for the future. For example, rough-ins are very inexpensive. Rough-in plumbing for a future bath, headers for future doors and windows, and reinforcements of future additions are relatively inexpensive when the home is being built. Try adding them later, and they will cost you thousands of dollars. I recently had a client who could not afford to add a third car garage; but, they had three pre-teen children. I knew they would eventually regret that decision. Therefore, I had the builder simply move the home over 4 feet, which provided the room necessary to add the garage in the future. The change cost nothing, but without it, a future addition would be impossible.

Clarity

Miscommunication is common when buying a new home. The problem is what you see is not what you get. Model homes are decked out, full of premium upgrades, and the opportunity for misunderstandings is enormous. An experienced Realtor knows what is standard, and knows the most common areas of potential wrong assumptions. Builder reps make mistakes too, and inadvertently misquote features or prices. Having a professional and knowledgeable Realtor on your side, as an advocate and second witness, will certainly help mitigate some of these issues.

Final Thoughts

When buying a new home, always work with a Realtor experienced in the product you are buying. To find a Realtor’s experience, check out the BIA (Building Industry Association) annual MAME Awards. They provide an annual accounting of the total dollar volume of new homes sold by the highest producing Realtors.

Are you considering buying a new home? Kyle Alfriend has sold hundreds of new homes in Central Ohio, and can help you locate the ideal neighborhood, find the best builder, and create your ultimate dream home. Contact us today to get free new built representation!

About The Alfriend Group

Kyle Alfriend has been selling and marketing homes for over 20 years, successfully selling and buying homes in a variety of market conditions. He has sold over 1,200 homes, totaling over $250 million in homes sales. In Dublin, he has sold more homes that anyone ever. He has represented the areas largest builders, built his own homes, and owns and manages several investment properties. He has been awarded the "Top 10 M.A.M.E. Award (Major Achievements in Marketing Excellence) by the building and Realtor associations every year since 1993. He believes that everyone deserves the very best in knowledge, experience, and integrity when buying or selling their home. The Alfriend Group was started 5 years ago as a real estate team of professionals, specializing in buying/selling homes, property management, and real estate investments. For more information, call us today at (614) 395-1776.

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  1227. Hey there exceptional blog! Does running a blog such as this take a great deal of work? I have very little knowledge of computer programming however I was hoping to start my own blog in the near future. Anyways, should you have any recommendations or tips for new blog owners please share. I know this is off subject however I simply wanted to ask. Cheers!|

  1232. Binaural beats meditation is a technique that utilizes rhythmic auditory stimuli to induce a state of relaxation and focus. By presenting slightly different frequencies to each ear, the brain perceives a third “beat” which promotes synchronization of brainwaves, fostering a meditative state. This practice aids in reducing stress and enhancing mental clarity.

  1233. Please let me know if you’re looking for a article writer for your weblog. You have some really great articles and I believe I would be a good asset. If you ever want to take some of the load off, I’d really like to write some articles for your blog in exchange for a link back to mine. Please shoot me an email if interested. Cheers!

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  1236. Neat blog! Is your theme custom made or did you download it from somewhere? A design like yours with a few simple tweeks would really make my blog jump out. Please let me know where you got your theme. Kudos|

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  1243. This is the right web site for anyone who hopes to understand this topic. You know so much its almost tough to argue with you (not that I personally would want to…HaHa). You certainly put a new spin on a topic which has been written about for a long time. Wonderful stuff, just excellent.

  1249. What i don’t realize is actually how you are no longer really a lot more well-liked than you may be now. You’re so intelligent. You already know thus considerably in terms of this topic, produced me individually imagine it from so many varied angles. Its like men and women are not interested unless it’s one thing to accomplish with Girl gaga! Your individual stuffs excellent. Always deal with it up!|

  1251. I truly love your blog.. Very nice colors & theme. Did you create this site yourself? Please reply back as I’m planning to create my own blog and would like to know where you got this from or just what the theme is named. Thanks!

  1256. Thanks for discussing your ideas. I’d also like to state that video games have been actually evolving. Better technology and innovative developments have made it simpler to create authentic and enjoyable games. These kind of entertainment video games were not really sensible when the concept was being tried. Just like other kinds of technological innovation, video games as well have had to advance through many many years. This is testimony towards the fast continuing development of video games.

  1259. Greetings! I know this is somewhat off topic but I was wondering which blog platform are you using for this site? I’m getting tired of WordPress because I’ve had problems with hackers and I’m looking at alternatives for another platform. I would be fantastic if you could point me in the direction of a good platform.|

  1260. Hi there just wanted to give you a brief heads up and let you know a few of the pictures aren’t loading properly. I’m not sure why but I think its a linking issue. I’ve tried it in two different browsers and both show the same outcome.

  1262. One thing I’d like to say is that car insurance cancellation is a terrifying experience and if you’re doing the proper things being a driver you won’t get one. Some individuals do obtain notice that they’ve been officially dumped by their insurance company and several have to scramble to get more insurance following a cancellation. Low cost auto insurance rates are often hard to get following a cancellation. Having the main reasons regarding auto insurance cancelling can help drivers prevent burning off one of the most important privileges out there. Thanks for the ideas shared via your blog.

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  1277. May I simply say what a relief to uncover somebody who truly understands what they’re discussing on the web. You actually know how to bring an issue to light and make it important. More and more people need to check this out and understand this side of the story. I can’t believe you’re not more popular given that you most certainly have the gift.|

  1281. One other issue is when you are in a scenario where you don’t have a co-signer then you may really need to try to make use of all of your educational funding options. You will find many grants and other scholarships or grants that will offer you funds to aid with education expenses. Many thanks for the post.

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  1283. I do agree with all of the concepts you’ve presented to your post. They are very convincing and can certainly work. Still, the posts are very brief for newbies. May just you please lengthen them a little from next time? Thanks for the post.|

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  1297. Write more, thats all I have to say. Literally, it seems as though you relied on the video to make your point. You clearly know what youre talking about, why throw away your intelligence on just posting videos to your weblog when you could be giving us something informative to read?|

  1298. Thanks for your ideas. One thing I’ve noticed is that often banks plus financial institutions really know the spending routines of consumers and as well understand that many people max out and about their real credit cards around the holidays. They prudently take advantage of this kind of fact and commence flooding ones inbox and snail-mail box along with hundreds of no interest APR credit cards offers just after the holiday season closes. Knowing that if you are like 98 of all American open public, you’ll rush at the chance to consolidate personal credit card debt and transfer balances for 0 APR credit cards.

  1299. The very next time I read a blog, I hope that it won’t fail me as much as this one. After all, I know it was my choice to read, but I genuinely believed you’d have something helpful to say. All I hear is a bunch of complaining about something that you could fix if you weren’t too busy seeking attention.

  1300. Thanks for your article. I would like to opinion that the very first thing you will need to conduct is verify if you really need credit improvement. To do that you will need to get your hands on a replica of your credit history. That should not be difficult, because the government mandates that you are allowed to acquire one free copy of your own credit report on a yearly basis. You just have to consult the right individuals. You can either look into the website with the Federal Trade Commission and also contact one of the main credit agencies instantly.

  1305. Thanks for your blog post. Some tips i would like to add is that laptop or computer memory is required to be purchased but if your computer is unable to cope with everything you do with it. One can put in two RAM boards of 1GB each, for instance, but not one of 1GB and one having 2GB. One should make sure the company’s documentation for the PC to be sure what type of memory it can take.

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  1309. I believe that avoiding processed foods will be the first step for you to lose weight. They will taste good, but ready-made foods have very little vitamins and minerals, making you try to eat more to have enough strength to get with the day. When you are constantly consuming these foods, changing to cereals and other complex carbohydrates will assist you to have more power while taking in less. Great blog post.

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  1340. What i do not realize is actually how you are not actually much more well-liked than you might be right now. You’re so intelligent. You realize therefore considerably relating to this subject, produced me personally consider it from so many varied angles. Its like men and women aren’t fascinated unless it?s one thing to do with Lady gaga! Your own stuffs great. Always maintain it up!

  1342. Hi this is somewhat of off topic but I was wanting to know if blogs use WYSIWYG editors or if you have to manually code with HTML. I’m starting a blog soon but have no coding skills so I wanted to get guidance from someone with experience. Any help would be enormously appreciated!|

  1343. This design is spectacular! You most certainly know how to keep a reader entertained. Between your wit and your videos, I was almost moved to start my own blog (well, almost…HaHa!) Wonderful job. I really enjoyed what you had to say, and more than that, how you presented it. Too cool!|

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