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01 New construction
Buying a home that does not exist yet
02 The short answer
Buying a home that does not exist yet
The agent in the model home works for the builder. Bringing your own representation usually costs you nothing and it means someone is reading the builder's contract on your side of the table. Most builders expect it, and many require your agent to be present on your very first visit for that representation to apply.
This is the single most common avoidable mistake I see. Buyers tour a model home alone on a Sunday, register at the desk, and later discover they cannot bring in their own agent because the builder considers them a direct customer. Register with me first, or bring me the first time, and that door stays open.
New construction contracts are written by the builder's attorney for the builder's benefit. They are not the standard purchase agreement used for resale homes, and they differ substantially between builders on completion dates, allowances, change orders, warranty and what happens when the schedule slips.
03 Step by step
How new construction should go
Register with me before you tour
One visit alone can forfeit your representation. This is the step that matters and it costs nothing.
Compare builders honestly
Base price is a marketing number. What matters is what is included, what is an upgrade, what the allowances actually buy, and how the same builder's finished homes have held value.
Read the contract properly
Completion date and what happens when it moves, change order pricing, allowance overages, warranty terms and dispute resolution. This is where the money is.
Negotiate the parts that move
Builders resist cutting base price because it affects the comparables for the whole neighbourhood. They are frequently more flexible on upgrades, lot premiums and closing cost assistance.
Inspect it anyway
New does not mean flawless. Get an independent inspection before drywall goes up and again before closing. Builders are used to this and good ones do not object.
04 Worth knowing
A model home is a sales tool, not a floor plan
The model is built with the upgrade package, professionally staged, lit for effect and usually placed on the best lot in the development. Ask specifically which items in front of you are standard, then ask what the same house looks like without them. The gap is regularly substantial.
Placeholder photoDoes it cost more to bring an agent to a new build?
In almost all cases no. Builders generally budget for cooperating agent compensation and do not lower the price for buyers who arrive unrepresented. So going in alone typically saves you nothing and costs you an advocate during contract review.
When should I get a new construction home inspected?
Twice. Once before drywall covers the framing, plumbing and electrical, which is the only chance to see them. Then again before closing for the finish work and mechanicals. Also use the builder's warranty period, which commonly runs a year, and log issues in writing as they appear.
06 Get started
Book a buyer call
No pressure and no obligation. The first conversation is about your numbers, not about a house.
Trae reads every one of these himself. If you would rather talk now, call 317 478 0124.
07 Common questions
Questions people actually ask
Can I use my own lender on a new build?
Usually yes, though builders often attach incentives to using their preferred lender. Compare the total cost including the incentive rather than the rate alone. Sometimes the incentive genuinely wins and sometimes it does not.
What happens if the build runs late?
That depends entirely on your contract, which is why we read it before you sign. Some builders offer nothing for delay. Have a plan for your current housing that does not assume the schedule holds.
Are lot premiums negotiable?
Sometimes, particularly on lots that have been sitting. They are more negotiable than base price, which builders protect to keep neighbourhood comparables intact.