As exclusive buyer agents, we want to objectively offer you all the choices, and new-builds are viable options in many of our communities, in most price ranges, (above $140,000 let's say.). Sometimes it's starting from scratch, and others times it's selecting a home under construction and customizing the finish only. A few are "spec" homes (built by a builder "speculating" on selling it, sometimes called "production" homes.)

We work with a number of builders and developments in all price categories and will work with any you might choose, but we do have favorites because they offer the quality and value we hope for, are easy to communicate with, and take care of problems after the sale. Obviously, we have insight into most of their practices and products and so, we have some we would rather not work with, too. In recent years, new-build prices have been very competitive with pre-owned homes, keeping prices of both in line.

Builders we work with already know that we're representing you, but they also know we don't lie, steal and cheat. Most want to cultivate our business because they view it as repeat, and fair, and because we bring them good buyers. And we insist on fairness in return form them. (We're positive we get better after-care too, because they want repeat business.)

Obviously, we believe that "exclusive representation" is as important with new - builds as with any other home ... in some cases more so. And ironically, most builder pricing to buyers for similar products is the same, with or without realty representation. The prices they use incorporate an "average" marketing cost, figuring that realtors will be involved with a certain percentage. They simply make more money if the buyer isn't represented, (and they ride a bit more roughshod.) They do this first because they can, but also, because they don't want public records floating around with to much variation in the pricing for similar product ... it harms future valuation and negotiations.

Now we can't create expectations we can get big discounts, but we do have the situation where it usually costs no more to have representation than to do without it. And we feel that we usually can save additional $ through monitoring and "upgrading", making sure the context for your decisions is appropriately built, and setting up the best resale.

Our responsibilities to you in a new build process are somewhat different, starting with analyses of location, setting and covenaths, and a carefully developed contract; and we feel we need to follow the construction process and quality through to completion. You'll understand therefore why there are some builders we would rather not work with. (And by the way, our feelings about builders are part of our responsibility of "disclosure"to you; we'll tell you what the reputations are, help you check them out if necessary, then you make the decisions, but this won't be discussed unless you are our client.)

There are a couple of disadvantages in new-builds. The costs of window treatment and landscaping can be formidable, and they usually are not in the purchase price. Those items can be hard work, too! New homes usually have some kind of shake-down problems, too that newer, pre-owned homes are past. And new homes usually cost a bit more for the same space.

We have brochures from some builders we could share, and most contain standard floor plans and specifications. Many small builders don't have them however, so it's not always easily available. We also keep reference files we can dig into. In those files, we also keep copies of plats and restrictions, so we have in-hours references to many developments.

All in all, new homes are great, if not preferred options, in many locals. In a "tight market", they become even more appropriate when buyers can't find what they want in pre-owned home. The time it takes to occupy a new home varies from perhaps a few weeks (if it's essentially done) to perhaps 8 months, depending on the size and stage of construction when contracted.

Remember, it almost always costs not a penny more to have us involved as opposed to buying directly! (And it's the neatest and cleanest when we're involved from the start and serves you best, too!)