Are you looking to buy a new home and don’t know where to start? There are so many questions to consider: from what builder to choose to which community to live and that’s just the tip of the iceberg.

Well, you are not alone. These are some of the initial decisions you have to narrow down, then there are all the rest…. choosing the floor plan, front elevation, lot and then all the studio upgrades to choose from (floors, wall colors, countertops, kitchen cabinets and the list goes on and on and on!)

Here are some quick recommendations when it comes to buying a new home construction.

1. Finding A Realtor

Have an experienced Realtor help you, their commission is paid by the builder and the commission is built into the sales price of the homes, builders will not reduce the sales price by the commission amount if you buy without the help of a real estate agent, so? why not use one?

2. Selecting a Floor Plan

Every floor plan has what is called a “Base Price” builders will not go below that price, on the contrary, prices increase every time builders sells “X” amount of homes, usually per quarter.

3. Picking a Lot

Choosing the lot to build your home is the part that most home buyers do not take into consideration until your knee deep. The standard for lot premiums are as follows:

  1. a) If the lot is placed behind another lot where a home is also going to be build, these might be $0 lot premium.
  2. b) If there is a community wall or fence these also might be $0 lot premium.
  3. c) Corner lots, lakefront, cul de sacs, golf course frontage or conservation lots usually have a higher lot premium, prices vary depending on the type of community, but anywhere between $5,000 to $45,000.

4. Look for Spec Homes

Spec homes built based on popular sold floor plans or an inventory home, that was built for a client that was not able to close due to financing are at times available.

In my opinion and previous experience, these are the best deals in most cases, these spec homes include some upgrades that can be negotiated with the builder, it’s costing the builder money every single day that goes by and they are willing to reduce not the base price but the cost of the upgrades which in many cases you can get the home for close to the base price.

The down side might be that you won`t like the upgrades included, location of lot or front elevation, it’s a personal decision at that point.

5. With and Without Staging

New home builder sales consultants usually work out of the model homes which are highly upgraded in design and professionally staged making them very attractive.

Because of this, I always recommend asking to be shown a home without the staging, this way you know exactly what you are getting.

6. Don’t Forget The Window Treatments

One thing that most buyers do not realize until they close on their new house, receive the keys and move in, are the window blinds… there are none.

At this point it’s too late to ask the builder, for on average 15 to 20 blinds. Someone should have said something.

7. All The Appliances

Appliances are not necessarily all included, as per county building code, to have a home Certified for Occupancy all that is needed as appliances are the stove, hood & dishwasher.

Refrigerator, microwave, washer and dryer are the builder’s choice to include or they can be negotiated or purchased through upgrades.

8. Studio Time

Last be not least, Here you will be presented with the different levels of granite/quartz countertops, flooring, cabinets, light fixtures, hardware etc…

My suggestion is, unless you can definitely afford any upgrade you like, choose those that are harder and messier to do after you close, for example changing out 30″ kitchen cabinets for 42″ or removing all the carpeting for ceramic tile floors.

You will be overwhelmed with all the option given and make sure you eat before you go the meeting, you will be there for about 3 hours.

I hope this helps you next time you go out looking for your next new home construction. Happy shopping!

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