So we can ask for structural upgrades to be discounted BEFORE we sign?

Anonymous wrote:Thanks. I know builders won’t negotiate on base price, but do they negotiate on structural upgrades? Or is it just the smaller stuff like lighting packages that they negotiate on? It sounds like the initial contract written is for the base plus structural, but I’m worried that once that’s signed, you’re not going to get anything. Appreciate insight from anyone who’s gone through this!

Depends on the builder and the type of community. If it’s a large scale builder like TB and it’s a large development like Mt Prospect, then yeah, they will incentivize certain things and perhaps bundle certain packages or offer credits on closing, etc. not sure they incentives would get that specific (lighting) but i guess it depends. Also depends on how fast the lots are selling and whether or not you’re the first one or last one. IME, when one of the last lots is trying to sell, builders will typically offer you incentives to buy (maybe throw in a porch or finished basement, etc). But if you’re on of the first, maybe the incentive is only on closing costs, etc.

Would be curious to hear from folks that have dealt with TB before.

Thanks. I know builders won’t negotiate on base price, but do they negotiate on structural upgrades? Or is it just the smaller stuff like lighting packages that they negotiate on? It sounds like the initial contract written is for the base plus structural, but I’m worried that once that’s signed, you’re not going to get anything. Appreciate insight from anyone who’s gone through this!

Anonymous wrote:For sure. We went through an home purchase via Caruso (but backed out) and barely had any structural upgrades (one extra bed room upstairs). All the other structural upgrades - bump
Out, bay window, upgrade bathroom floor plan and morning room were mostly unnecessary to us.

Can’t think of any other structural upgrades that are “must haves”. In your experience with TB, do you consider any of their structural upgrades as musts?

Not really, though I had a friend add the prep kitchen. She loves it, which I think is awesome for her, but just the one kitchen has always suited us fine. I’m partial to the idea of adding the usually inexpensive butler’s pantries, but that is also something that can usually be added later if wanted and made into a more custom bar/coffee/storage/whatever space.

I do consider a fireplace a must-have but that is beyond personal preference and also not expensive to add. Some floor plans include and some don’t. I don’t like the super elaborate mantels—just like the basic white mantel and marble finish.

For sure. We went through an home purchase via Caruso (but backed out) and barely had any structural upgrades (one extra bed room upstairs). All the other structural upgrades - bump
Out, bay window, upgrade bathroom floor plan and morning room were mostly unnecessary to us.

Can’t think of any other structural upgrades that are “must haves”. In your experience with TB, do you consider any of their structural upgrades as musts?

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:If memory serves, think the 60k number for outdoor and 40k for basement is right--we visited the Howard County Toll Brothers and got a rough estimate and the impression is that the big ticket upgrade items wouldn't change too much if we decided to build in North Potomoc. We went through something similar this when we built a few years back in a different area of the country, but it is near impossible to get an estimate for the basic cabinets/countertop, etc. upgrades. I preferred Mitchell & Best's transparency in that regard when we met with them--they are willing before contract to do some of the design breakdown and actual let you interact with the sample materials.

If anyone is curious about their minimal/basic pricing structure: At least 5% base down and 20% of any structural upgrades and lot premiums at contract, then another 20% of any design center upgrades. Obviously that all goes into closing, in addition to the rest of the down payment you'll want to do.

That said, I always think better to do your own outdoor living and basement unless pressing need to have the basement done at move-in. Totally just my opinion, but when we sold our last house, the fact we didn't have the same outdoor living as everyone else helped our house sell 50k over comparable properties and we didn't have the construction cost rolled into the mortgage in the first place so win-win. Know there are people who feel differently though, particularly for convenience sake.

Thanks for this. Regarding your first bold, that is always incredibly frustrating. I am always hesitant to make a new home committment without knowing full well what I'll get with my home/selections.

As to your 2nd point about 5% base down, etc., can you clarify what this means?

Lastly, in your experience with TB, are their standard packages relatively decent or are they paltry so that you HAVE to get loads of options over builder grade to make it a meaningful purchase (especially above 1M).

Oh, I was just trying to explain their “minimum” financing structure to write a contract for those interested in that set-up. You’ll have to put down 5% of the base price of the house (meaning without upgrades) and 20% of the total structural upgrades you pick at contract—extra windows, bathroom, expanded kitchen, side-entry garage, etc.). Then a few months later you put down 20% of whatever design upgrades you choose in terms of finishes.

I think their design packages can vary significantly from community to community—I think even slightly different between the Turf Valley and Linden Grove developments, which makes things confusing as well. I’d DEFINITELY (once we’re all able to move about responsibly and safely) attend one of their design center happy hours. You’ll be able to touch and feel different options and sometimes the design folks will be a little more knowledgeable/upfront than the sales people on sight. Plus it’s a lot of fun If you sign up for updates in any community, you’ll generally get invites to those open house nights.

Hope that’s helpful! We actually really like the smaller house designs in Mt. Potomoc (call me crazy, I know, they just seemed interesting to me) but still figuring out the right area for us long-term. Definitely interested in seeing the models once they open. Looks like it’ll be a huge community!

Thank you! Thankfully, we aren't looking for a ton of upgrades. Our wish list consists of:

- extra bedroom (5th) upstaris
- decent kitchen upgrade (nice granite or quartz) and perhaps even a double oven but that's about it.
- basement finishing

I have found that most of these builders have pretty nice setups for master baths to the point where the upgrade is not hugely necessary or only a slight upgrade in package. With rates so low, it makes sense to me to roll the basement finishing into the mortgage. No brainer for me, imo. Outdoor space is debatable.

That makes sense! I think the extra bedrooms generally run about 25-35k but that’s just from memory based on conversations with other, pretty comparable builders. Can’t imagine that you’d need to spend a ton on the countertops, but I’d check on the upgrades and options on the cabinet styles for sure—those were more expensive than the quartz we picked out for our last home, and we didn’t even put hardware on until after we moved in and got a handyman to do the hardware and swap out the lighting features. I always figure unless you go nuts though, hard to go over 30k in design options after the structural, with the bulk in the kitchen.

Anyways, happy hunting!

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:If memory serves, think the 60k number for outdoor and 40k for basement is right--we visited the Howard County Toll Brothers and got a rough estimate and the impression is that the big ticket upgrade items wouldn't change too much if we decided to build in North Potomoc. We went through something similar this when we built a few years back in a different area of the country, but it is near impossible to get an estimate for the basic cabinets/countertop, etc. upgrades. I preferred Mitchell & Best's transparency in that regard when we met with them--they are willing before contract to do some of the design breakdown and actual let you interact with the sample materials.

If anyone is curious about their minimal/basic pricing structure: At least 5% base down and 20% of any structural upgrades and lot premiums at contract, then another 20% of any design center upgrades. Obviously that all goes into closing, in addition to the rest of the down payment you'll want to do.

That said, I always think better to do your own outdoor living and basement unless pressing need to have the basement done at move-in. Totally just my opinion, but when we sold our last house, the fact we didn't have the same outdoor living as everyone else helped our house sell 50k over comparable properties and we didn't have the construction cost rolled into the mortgage in the first place so win-win. Know there are people who feel differently though, particularly for convenience sake.

Thanks for this. Regarding your first bold, that is always incredibly frustrating. I am always hesitant to make a new home committment without knowing full well what I'll get with my home/selections.

As to your 2nd point about 5% base down, etc., can you clarify what this means?

Lastly, in your experience with TB, are their standard packages relatively decent or are they paltry so that you HAVE to get loads of options over builder grade to make it a meaningful purchase (especially above 1M).

Oh, I was just trying to explain their “minimum” financing structure to write a contract for those interested in that set-up. You’ll have to put down 5% of the base price of the house (meaning without upgrades) and 20% of the total structural upgrades you pick at contract—extra windows, bathroom, expanded kitchen, side-entry garage, etc.). Then a few months later you put down 20% of whatever design upgrades you choose in terms of finishes.

I think their design packages can vary significantly from community to community—I think even slightly different between the Turf Valley and Linden Grove developments, which makes things confusing as well. I’d DEFINITELY (once we’re all able to move about responsibly and safely) attend one of their design center happy hours. You’ll be able to touch and feel different options and sometimes the design folks will be a little more knowledgeable/upfront than the sales people on sight. Plus it’s a lot of fun If you sign up for updates in any community, you’ll generally get invites to those open house nights.

Hope that’s helpful! We actually really like the smaller house designs in Mt. Potomoc (call me crazy, I know, they just seemed interesting to me) but still figuring out the right area for us long-term. Definitely interested in seeing the models once they open. Looks like it’ll be a huge community!

Thank you! Thankfully, we aren't looking for a ton of upgrades. Our wish list consists of:

- extra bedroom (5th) upstaris
- decent kitchen upgrade (nice granite or quartz) and perhaps even a double oven but that's about it.
- basement finishing

I have found that most of these builders have pretty nice setups for master baths to the point where the upgrade is not hugely necessary or only a slight upgrade in package. With rates so low, it makes sense to me to roll the basement finishing into the mortgage. No brainer for me, imo. Outdoor space is debatable.

Oops, Mt. Prospect*

Anonymous wrote:

Anonymous wrote:If memory serves, think the 60k number for outdoor and 40k for basement is right--we visited the Howard County Toll Brothers and got a rough estimate and the impression is that the big ticket upgrade items wouldn't change too much if we decided to build in North Potomoc. We went through something similar this when we built a few years back in a different area of the country, but it is near impossible to get an estimate for the basic cabinets/countertop, etc. upgrades. I preferred Mitchell & Best's transparency in that regard when we met with them--they are willing before contract to do some of the design breakdown and actual let you interact with the sample materials.

If anyone is curious about their minimal/basic pricing structure: At least 5% base down and 20% of any structural upgrades and lot premiums at contract, then another 20% of any design center upgrades. Obviously that all goes into closing, in addition to the rest of the down payment you'll want to do.

That said, I always think better to do your own outdoor living and basement unless pressing need to have the basement done at move-in. Totally just my opinion, but when we sold our last house, the fact we didn't have the same outdoor living as everyone else helped our house sell 50k over comparable properties and we didn't have the construction cost rolled into the mortgage in the first place so win-win. Know there are people who feel differently though, particularly for convenience sake.

Thanks for this. Regarding your first bold, that is always incredibly frustrating. I am always hesitant to make a new home committment without knowing full well what I'll get with my home/selections.

As to your 2nd point about 5% base down, etc., can you clarify what this means?

Lastly, in your experience with TB, are their standard packages relatively decent or are they paltry so that you HAVE to get loads of options over builder grade to make it a meaningful purchase (especially above 1M).

Oh, I was just trying to explain their “minimum” financing structure to write a contract for those interested in that set-up. You’ll have to put down 5% of the base price of the house (meaning without upgrades) and 20% of the total structural upgrades you pick at contract—extra windows, bathroom, expanded kitchen, side-entry garage, etc.). Then a few months later you put down 20% of whatever design upgrades you choose in terms of finishes.

I think their design packages can vary significantly from community to community—I think even slightly different between the Turf Valley and Linden Grove developments, which makes things confusing as well. I’d DEFINITELY (once we’re all able to move about responsibly and safely) attend one of their design center happy hours. You’ll be able to touch and feel different options and sometimes the design folks will be a little more knowledgeable/upfront than the sales people on sight. Plus it’s a lot of fun If you sign up for updates in any community, you’ll generally get invites to those open house nights.

Hope that’s helpful! We actually really like the smaller house designs in Mt. Potomoc (call me crazy, I know, they just seemed interesting to me) but still figuring out the right area for us long-term. Definitely interested in seeing the models once they open. Looks like it’ll be a huge community!

Anonymous wrote:If memory serves, think the 60k number for outdoor and 40k for basement is right--we visited the Howard County Toll Brothers and got a rough estimate and the impression is that the big ticket upgrade items wouldn't change too much if we decided to build in North Potomoc. We went through something similar this when we built a few years back in a different area of the country, but it is near impossible to get an estimate for the basic cabinets/countertop, etc. upgrades. I preferred Mitchell & Best's transparency in that regard when we met with them--they are willing before contract to do some of the design breakdown and actual let you interact with the sample materials.

If anyone is curious about their minimal/basic pricing structure: At least 5% base down and 20% of any structural upgrades and lot premiums at contract, then another 20% of any design center upgrades. Obviously that all goes into closing, in addition to the rest of the down payment you'll want to do.

That said, I always think better to do your own outdoor living and basement unless pressing need to have the basement done at move-in. Totally just my opinion, but when we sold our last house, the fact we didn't have the same outdoor living as everyone else helped our house sell 50k over comparable properties and we didn't have the construction cost rolled into the mortgage in the first place so win-win. Know there are people who feel differently though, particularly for convenience sake.

Thanks for this. Regarding your first bold, that is always incredibly frustrating. I am always hesitant to make a new home committment without knowing full well what I'll get with my home/selections.

As to your 2nd point about 5% base down, etc., can you clarify what this means?

Lastly, in your experience with TB, are their standard packages relatively decent or are they paltry so that you HAVE to get loads of options over builder grade to make it a meaningful purchase (especially above 1M).

If memory serves, think the 60k number for outdoor and 40k for basement is right--we visited the Howard County Toll Brothers and got a rough estimate and the impression is that the big ticket upgrade items wouldn't change too much if we decided to build in North Potomoc. We went through something similar this when we built a few years back in a different area of the country, but it is near impossible to get an estimate for the basic cabinets/countertop, etc. upgrades. I preferred Mitchell & Best's transparency in that regard when we met with them--they are willing before contract to do some of the design breakdown and actual let you interact with the sample materials.

If anyone is curious about their minimal/basic pricing structure: At least 5% base down and 20% of any structural upgrades and lot premiums at contract, then another 20% of any design center upgrades. Obviously that all goes into closing, in addition to the rest of the down payment you'll want to do.

That said, I always think better to do your own outdoor living and basement unless pressing need to have the basement done at move-in. Totally just my opinion, but when we sold our last house, the fact we didn't have the same outdoor living as everyone else helped our house sell 50k over comparable properties and we didn't have the construction cost rolled into the mortgage in the first place so win-win. Know there are people who feel differently though, particularly for convenience sake.

Outdoor living was 60k I think

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:60k to convert the den to an extra bedroom on the first floor??? Come on, that crazy!

Where do you see that?

I was told the prices of some upgrades when I visited one of their other developments. Assuming the structural upgrade costs will be similar. Some prices like for prep kitchen were reasonable while others didn’t make any sense

Curious what other types of costs did you see/recall?

Anything specific you want to know?

Not PP, but I'm curious what kind of prices you were commenting on.

What kind of structural grades were you told about?

As for upgrade costs that I would be interested in are things like gourmet/expanded kitchen, extra bedroom upstairs, outdoor living space options, etc.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:60k to convert the den to an extra bedroom on the first floor??? Come on, that crazy!

Where do you see that?

I was told the prices of some upgrades when I visited one of their other developments. Assuming the structural upgrade costs will be similar. Some prices like for prep kitchen were reasonable while others didn’t make any sense

Curious what other types of costs did you see/recall?

Anything specific you want to know?

Now I see. Yep, I’m with you.

I think the premium costs are baked into the lot and overall building costs rather than the options.