A new build home is a property that has never been lived in. This can include:

• A home that is already built but never occupied (often called a “spec home” or “inventory home”)
• A home that is currently under construction
• A to-be-built home where you choose the lot and floor plan from scratch

Yes—very different. With resale homes, you negotiate with a homeowner using standard resale paperwork. With new builds, you’re negotiating with a builder whose contract is written primarily to protect the builder. The timelines, deposits, inspections, warranties, and negotiation strategies can be completely different.

Sometimes—but often not in obvious ways. Builders are frequently more flexible with:

• Closing cost credits
• Design center upgrades
• Lot premiums
• Rate buy-downs with preferred lenders

They are often less likely to reduce the advertised base price, especially in strong markets.

A spec (speculative) home is a new build the builder started without a specific buyer. These homes are often closer to completion and can come with better incentives because the builder wants them sold quickly.

Typical timelines vary by builder, product type, and permitting area. As a general guide:

• Production builders: 6–9 months
• Semi-custom homes: 9–12 months
• Custom homes: 12–18+ months

Weather, supply chains, labor availability, and city/county permitting can all affect timelines.

Parts of it sometimes can be, but most builders use their own contracts (not standard resale paperwork). These contracts often:

• Limit the builder’s liability
• Allow construction delays
• Favor the builder in dispute resolution

This is where having your own agent matters enormously—someone who can spot risky clauses and explain them in plain English.

It varies by builder and community, but commonly:

• 1–5% of the base price
• Additional deposits for design center upgrades

Some deposits may become non-refundable after certain milestones.

Often no. Many builder contracts specify when deposits become non-refundable—sometimes immediately after signing or after design selections are finalized. Always confirm in writing before you sign.

Some contracts allow price increases due to:

• Material cost increases
• Regulatory/permit changes
• Lot reassignments or plan changes

A good agent watches for these clauses and explains the risk before you sign.

No—but builders often offer incentives if you do. It’s important to compare:

• Interest rate
• Fees
• Closing cost credits

Sometimes the incentive doesn’t actually save you money long-term once you account for rate and fees.

Yes, but long-term rate locks may cost more, require extensions, and have stricter conditions. Aligning your lock strategy with your build timeline can prevent expensive surprises.

Some are. Some are wildly overpriced. Typically:

• Structural upgrades (layout changes, doors, electrical options) are often worth doing through the builder
• Cosmetic upgrades (lighting, cabinet pulls, some finishes) can be cheaper after closing

A new-build-focused agent can help you prioritize what truly matters.

Absolutely. New homes are not immune to defects. Common inspections include:

• Pre-drywall inspection
• Final inspection
• 11-month warranty inspection

Inspectors often find issues even in brand-new homes—catching them early is the whole point.

Most builders offer warranties that commonly look like:

• 1-year workmanship warranty
• 2-year systems warranty
• 10-year structural warranty

Coverage details vary—what’s excluded matters just as much as what’s covered.

This depends on the contract. Options may include renegotiation, the buyer paying the difference, or the builder making concessions—builder contracts often protect the builder first.

Yes—and it happens. Contracts often allow extensions for weather, labor shortages, material delays, and permitting issues. Your agent can help hold the builder accountable to the contract terms and keep timelines documented.

Eventually—but not right away. Expect ongoing construction, dust/noise, and amenities that may be delivered in phases. Ask for the community plan, future phase map, and estimated timelines.

Not always. HOA dues can increase as amenities are completed or maintenance costs rise. Review the HOA documents and budget assumptions carefully.

Yes. Builders often reserve the right to adjust plans, amenities, lot layouts, elevations, and density. Understanding this upfront prevents surprises later.

No. The builder’s sales agent represents the builder—period. Their job is to protect the builder’s profit, timeline, and legal position.

In most cases, no. The builder typically pays the buyer’s agent commission, and the price is generally the same whether you bring an agent or not. Not bringing an agent doesn’t usually save you money—it just removes your advocate.

A good new-build agent will:

• Explain builder contracts in plain English
• Identify risky clauses
• Negotiate incentives and upgrades strategically
• Recommend quality inspectors
• Track construction milestones and deadlines
• Advocate during delays or disputes
• Help you prioritize design center decisions

Before. Many builders require your agent to be registered on your first visit. If you walk in alone and give your name, the builder may refuse to allow agent representation later.

Yes—but not by guessing. Experienced agents know which builders negotiate, when incentives are strongest, and how to structure requests builders actually accept. That knowledge can save real money.