Buying a new construction home
Your own agent through every stage of a new build, from contract to final walk-through.
The builder's rep works for the builder
New construction neighborhoods make it look easy. You drive in, there's a model home, a friendly agent on site, and before long you're talking through a deal. It feels like the simplest way to buy a house.
Here's what to know first. That on-site agent represents the builder. They're not there to look out for what's best for you, to advocate for you or to negotiate for you. It's the same reason I tell every buyer not to go through the listing agent on an existing home. Bring your own agent with you on the first visit, because many builders only honor buyer representation if your agent is with you from the start.
I approach new construction the same way I approach any purchase. There are more steps, and I take every one of them with you.
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What I watch during a ground build
If the home is already finished, buying new is a lot like buying any home. If it's a ground build, started from a lot and a floor plan, there's a lot more to stay on top of, and I spend more time on a ground build than on almost any existing home.
I follow the build through its stages: the framing inspection, the electrical inspection, the plumbing inspection and the drywall going up. Before the walls close, are the outlets where they need to be? Is the work you asked for being done? If you paid for upgrades, are they actually going in? It's much easier to fix something before the drywall than after.
Several of my new construction buyers have been moving from out of state. For them, I make weekly trips to the job site and send photos of the progress, so they can see where the build is and what's happening without being here.
What we negotiate
A new home comes with its own list of things to negotiate. Will the builder pay closing costs, and how much? If we can get more, what do we do with it? A fence? A refrigerator? Most new construction homes here don't come with a refrigerator, and it's the kind of thing buyers don't notice until move-in week.
Every upgrade, credit and promise needs to be in writing. I'm careful with every word of a contract, because a vague line in a builder agreement is exactly where a buyer loses money.
You can read the full buying process in how I help you buy a home, and if you're moving from another state, see relocating to the area.
New construction across the areas I serve
New homes go up all over my area. In Clarksville, Wofford Estates is still being built on acre-plus lots, and Wellington Fields has homes from the last decade. Start with new construction in Clarksville. If you'd rather build on your own land, read land and acreage first.
Tell me which community or builder you're looking at, ideally before your first visit to the model home.
Frequently Asked Questions
Do I need my own agent to buy new construction?
Yes. The builder's on-site agent represents the builder, not you. Your own agent advocates and negotiates for you. Bring your agent on your first visit.
What do you check while a new home is being built?
On a ground build I follow the framing, electrical and plumbing inspections and the drywall stage, check outlet placement before walls close, and make sure paid upgrades and requests are done.
Do new construction homes come with a refrigerator?
Most here don't. It's one of the things we can negotiate, along with builder-paid closing costs or a fence.
I'm moving from out of state. Can you watch the build for me?
Yes. For out-of-state buyers, I make weekly trips to the job site and send photos of the progress.
New Construction by neighborhood
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