Realtor for new construction

[Anonymous]

Looking at buying new construction that has not yet been completed. Are there realtors that specialize in negotiating with developers for new construction, will any realtor do, or should I just try to negotiate myself?

Would Redfin be okay?

[Anonymous]

You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

[Anonymous]

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

Won’t that lower their comps for other units?

[Anonymous]

Anonymous wrote:

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

Won’t that lower their comps for other units?

Is it a new home community or a single house? If community, then just use an agent who will rebate you a lot because they will do nothing.

[Anonymous]

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

This is terrible advice and also not true. Builders don’t just hand over what they’d normally have to pay an agent.

OP, we’ve build two houses. First one we didn’t use a realtor, second one we did. It’s good to have someone in your corner—otherwise there it’s just you opposite a powerful builder/seller. If nothing else, was very good to have our realtor’s input on what upgrades to the home would be best for resale in our area as well as someone to explain the complexities of the builder’s contracts and relevant Maryland regs.

[Anonymous]

Anonymous wrote:

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

This is terrible advice and also not true. Builders don’t just hand over what they’d normally have to pay an agent.

OP, we’ve build two houses. First one we didn’t use a realtor, second one we did. It’s good to have someone in your corner—otherwise there it’s just you opposite a powerful builder/seller. If nothing else, was very good to have our realtor’s input on what upgrades to the home would be best for resale in our area as well as someone to explain the complexities of the builder’s contracts and relevant Maryland regs.

Super helpful, thanks. Would you use a rebate broker/agent, or is it worth it to pay full price?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

This is terrible advice and also not true. Builders don’t just hand over what they’d normally have to pay an agent.

OP, we’ve build two houses. First one we didn’t use a realtor, second one we did. It’s good to have someone in your corner—otherwise there it’s just you opposite a powerful builder/seller. If nothing else, was very good to have our realtor’s input on what upgrades to the home would be best for resale in our area as well as someone to explain the complexities of the builder’s contracts and relevant Maryland regs.

Super helpful, thanks. Would you use a rebate broker/agent, or is it worth it to pay full price?

NP. OP, may be helpful to explain that if you’re working with any of the bigger builders/in a community, the cost of the agent’s commission is already baked into the sales price—the builder will either pay it or pocket it. I have never heard of anyone negotiating the cost of a home down based of what agent is used/if an agent is used.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

This is terrible advice and also not true. Builders don’t just hand over what they’d normally have to pay an agent.

OP, we’ve build two houses. First one we didn’t use a realtor, second one we did. It’s good to have someone in your corner—otherwise there it’s just you opposite a powerful builder/seller. If nothing else, was very good to have our realtor’s input on what upgrades to the home would be best for resale in our area as well as someone to explain the complexities of the builder’s contracts and relevant Maryland regs.

Super helpful, thanks. Would you use a rebate broker/agent, or is it worth it to pay full price?

NP. OP, may be helpful to explain that if you’re working with any of the bigger builders/in a community, the cost of the agent’s commission is already baked into the sales price—the builder will either pay it or pocket it. I have never heard of anyone negotiating the cost of a home down based of what agent is used/if an agent is used.

But I’m talking about the difference between using a full service agent and using Redfin, where I can get a rebate. Either way I’m using an agent, I’m just wondering if a Redfin agent is equipped to potentially get upgrades, etc, on my behalf.

[Anonymous]

I’ve only done this with a spec builder. He straight up told me the cost would be lower if I didn’t use a realtor. Cut out the middle man. The builder should have a person on staff to guide you about design choices. I’m reality, if you stay 10+ years, kitchen and baths will need updating anyway so get what you like. If it’s with a big builder like Ryan, don’t do it. They build Crap.

[Anonymous]

We bought unexpectedly from a builder and our buyers agent was straight up useless in the negotiation. Absolutely a dead weight loss. If you know what you want, don’t bother.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You do not need a realtor, and if you don’t use one, you will save about $50000. Just call the builders.

This is terrible advice and also not true. Builders don’t just hand over what they’d normally have to pay an agent.

OP, we’ve build two houses. First one we didn’t use a realtor, second one we did. It’s good to have someone in your corner—otherwise there it’s just you opposite a powerful builder/seller. If nothing else, was very good to have our realtor’s input on what upgrades to the home would be best for resale in our area as well as someone to explain the complexities of the builder’s contracts and relevant Maryland regs.

Super helpful, thanks. Would you use a rebate broker/agent, or is it worth it to pay full price?

NP. OP, may be helpful to explain that if you’re working with any of the bigger builders/in a community, the cost of the agent’s commission is already baked into the sales price—the builder will either pay it or pocket it. I have never heard of anyone negotiating the cost of a home down based of what agent is used/if an agent is used.

But I’m talking about the difference between using a full service agent and using Redfin, where I can get a rebate. Either way I’m using an agent, I’m just wondering if a Redfin agent is equipped to potentially get upgrades, etc, on my behalf.

Ah. I’ve never worked with a Redfin-like agent so have no insight on that front, sorry!

Only thing I’ll caution you on is hoping for too much from negotiations. You should get a basic “incentives” package consisting of cash to use toward options and/or closing and sometimes also half-priced options, etc. Those will vary wildly from builder to builder and the time of year you’re signing the contract. A big caveat to this is if you’re buying a “quick delivery” home. Builders want those sold quick so you can get a great deal—I’d think a full-service agent in that type of transaction would be a good bet particularly because they can be a bit complex.

[Anonymous]

Did you already start building? Could be too late. Check your contract.

At the very least hire an independent inspector.

[Anonymous]

Anonymous wrote:Did you already start building? Could be too late. Check your contract.

At the very least hire an independent inspector.

Good flag. Usually you need to have your agent with you the first time you have any real contact with the builder, sometimes even the first time you tour a model.

When we worked with TB and NV Homes, negotiating anything outside their incentives package was essentially impossible. Our agent was a bigger help during the inspection phase when they basically got a neat 3D type recording of each stage of construction so we could know where everything was placed in our walls and helped us catch concerns we never would have known, and then dealing with the builder as we got close to closing and they were trying to push us around on the date and promising to fix small issues after closing.

As someone else said, I don’t really think our agent was a game changer in any way, but good to have someone to lean on a bit during the building process who’s fiduciary responsibility isn’t to the builder.

[Anonymous]

Anonymous wrote:Did you already start building? Could be too late. Check your contract.

At the very least hire an independent inspector.

We haven’t started building. We haven’t even contacted the developer. There are a few units left at an EYA development and I’m wondering if we should take the plunge.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Did you already start building? Could be too late. Check your contract.

At the very least hire an independent inspector.

We haven’t started building. We haven’t even contacted the developer. There are a few units left at an EYA development and I’m wondering if we should take the plunge.

I recognize you didn’t ask for this advice, but we recently sat down with EYA (just us) and it was a good experience—their agent was really professional and organized. Didn’t end up buying one of the units, we ultimately realized we did want a SFH so it was out to the suburbs for us, but just passing along our experience.