There are the three main ways people typically buy a new construction home:

1. Work with your own real estate agent – Your agent writes the offer, and represents you throughout the process. (Most common)
2. Work with the builder’s sales agent or listing agent – They help you write the offer and handle the transaction. (Less common)
3. Buy directly from the builder – You handle everything yourself without a real estate agent. (Rare)

The builder typically has a set price for the home, and if you don’t use an agent, they don’t reduce the price. Instead, you lose out on the representation and negotiation expertise an agent can provide. The builder will be the one to pocket the savings. A good agent can help negotiate extras like upgrades, closing costs, or repairs, potentially saving you more than going without one.

Depending on the builder, some new construction homes include appliances, while others do not. Most do not come with items like a washer and dryer. Other things to keep in mind are that new homes often don't include window treatments, air conditioning, fencing, or landscaping. Some of these can be added as extras, but a skilled agent may be able to negotiate them into the deal for you.

Yes, you should do a home inspection on new construction because new-construction homes are often not free from defects. Unlike older homes, which require owners to disclose any known defects, builders will not market a new construction home with known defects. However, many of these defects will not surface from a poor build until shortly after you’ve moved in. For that reason, we recommend an inspection rather than just one quick walk-through inspection of a new construction site. You may even want to bring your inspector back just before the 1 year anniversary to make sure the home's health is good before the builder's warranty expires.

Builders often have limited flexibility on price, but they offer other incentives instead. For example, using the builder’s preferred lender might come with perks like discounts on closing costs or home upgrades.

It’s important to do the math on these incentives. Sometimes the lender’s rates are competitive, and the added benefits make it a good deal. Other times, the incentives may not be enough to make a real difference. Always compare financing options to make sure you’re getting the best deal.