NEW CONSTRUCTION
Understand the real price, builder documents, timeline, financing, inspections, and warranty before you sign or choose upgrades.
FIND AN ADVISORWith new construction, the builder sets much of the sales process, contract form, construction schedule, option deadlines, and warranty procedure. An Ethos advisor helps you understand the purchase from the buyer’s side.
A builder contract may differ substantially from a typical resale agreement. It can address deposits, price changes, construction delays, substitutions, financing deadlines, inspection access, dispute procedures, and cancellation rights in the builder’s own language.
The advertised base price may exclude the lot premium, structural choices, design selections, landscaping, window treatments, appliances, community fees, lender costs, and other items that affect the final amount.
Permits, labor, materials, inspections, utilities, weather, and lender requirements can affect completion. An estimated date is not the same as a contractual commitment. Your housing and rate-lock plans need room for change.
The on-site sales team represents the builder’s interests. Your advisor can help evaluate homes, organize questions, explain market context, coordinate due diligence, and identify when legal, lending, inspection, insurance, or tax guidance is needed.
A familiar name is not enough. Look closely at the specific community, property, contract, warranty, and service process before you commit.
Identify the seller, builder, developer, warranty provider, HOA, lender, and settlement provider. They may be separate companies with different responsibilities.
Review recorded documents, planned amenities, current and future phases, assessments, HOA budgets, architectural rules, development disclosures, infrastructure, and any known nearby construction.
A real estate advisor can explain the transaction and market context. For legal interpretation of contract language, remedies, arbitration, deadlines, or state-specific rights, consult a licensed attorney.
Ask who backs the warranty, what is covered, what is excluded, how long each category lasts, how claims are submitted, and how disputes are handled. Keep copies of every document and written service request.
Use the same worksheet for each community so the base price does not distract from the amount you may actually spend.
Scroll horizontally to compare all columns.
| PRICE AREA | WHAT TO VERIFY | WHY IT MATTERS |
|---|---|---|
| Base price | The included floor plan, elevation, materials, appliances, fixtures, and features | Model homes commonly include options that are not part of the advertised base price |
| Lot and location | Lot premium, grading, view, orientation, drainage, easements, retaining features, and nearby future phases | The site can change both the purchase price and long-term use of the property |
| Structural and design options | Selection deadlines, deposits, change fees, cancellation treatment, and whether choices are refundable | Upgrade costs can grow quickly and may not return the same amount in appraisal or resale value |
| Community and ownership costs | Property taxes, HOA dues and fees, assessments, special tax districts, utilities, homeowners insurance, and expected changes | Recurring costs affect affordability even when they are outside the mortgage payment |
| Financing and closing | Rate, points, lender credits, title or attorney charges, prepaid items, reserves, and cash to close | A builder credit can be valuable, but only after the related loan terms and provider costs are compared |
| After move-in | Window coverings, fencing, landscaping, appliances, security, storage, repairs, and warranty exclusions | Items not included in the purchase agreement may become buyer expenses after closing |
The sequence varies between a completed inventory home, a home already under construction, and a property built after contract. The builder’s documents control the actual process.
Compare communities, lots, plans, completed inventory, expected ownership costs, and available market alternatives before registering or signing.
Confirm deposits, included features, option deadlines, construction allowances, financing conditions, closing obligations, inspection rights, and the effect of a delay or cancellation.
Track every structural choice, finish selection, price adjustment, allowance, substitution, and approval in writing. Save the final plans, specifications, and change orders.
Attend permitted meetings, request written status updates, coordinate available inspections, maintain lender documentation, and review appraisal, insurance, title, HOA, and disclosure items.
Complete permitted walkthroughs and inspections, document incomplete or damaged items, review final figures, verify wire instructions through a trusted contact method, close under the contract, and follow the written warranty process after possession.
Inspection access and remedies depend on the contract, builder policy, construction stage, and local requirements. Ask early what the builder permits and who may attend.
A builder may offer a credit, rate promotion, upgrade allowance, or other benefit tied to a preferred lender, title company, attorney, or closing provider. Availability and terms can change by home, contract date, and closing date.
Request Loan Estimates from multiple lenders using the same purchase price, down payment, loan type, and term. Then compare the rate-lock status and period, interest rate, annual percentage rate, points, lender charges, credits, mortgage insurance, estimated monthly payment, cash to close, and the five-year comparison figures.
Ask where the incentive can be applied and what program limits affect it. A closing-cost credit, rate buydown, upgrade allowance, and price reduction can change cash needed, monthly payment, or appraisal differently.
Ask how long the rate can be locked, whether an extension is available, who pays for it, and what happens if construction moves past the expected closing. A rate lock may not cover every delay or extension cost.
Not necessarily. The on-site team is there to sell the builder’s homes. If you want buyer-side guidance, speak with an advisor before the first visit so registration, written representation, and compensation expectations are clear.
Sometimes. Available price, incentive, option, lot, deposit, and timing terms depend on inventory, demand, construction stage, builder policy, and the contract. We help identify practical questions and potential negotiation points without promising a concession.
Buyers may compare outside financing, but a builder may tie a specific incentive to a preferred provider and the contract may set approval or closing deadlines. Compare written loan terms and ask a licensed attorney about any restriction you do not understand.
Your rights depend on the contract, the reason for delay, notice provisions, outside closing date, financing terms, and applicable law. Build flexibility into housing, moving, and rate-lock plans, and obtain legal advice when contract rights are unclear.
No. An inspection reports observable conditions within its scope. A warranty is a written promise with defined coverage, exclusions, procedures, and time limits. Neither one replaces the other, and neither guarantees that every issue will be found or covered.
Some choices improve daily use or future market appeal, but cost does not equal resale value. Consider function, personal enjoyment, comparable homes, appraisal limits, replacement cost, and how long you expect to own.
Tell us where you are looking and what stage you are in. We will help you understand the communities, the numbers, and the questions to ask before you commit.