Buying a new home vs. buying a "used" home which we call a "resale home", is a tough decision and there are a lot of questions to have answered before you dive in. Just because the home is new and the builder's sales agents are there to help, doesn't mean the transaction is any less complicated than buying a "used home" - in fact, it could be more complicated.
There are two issues we want to emphasize right off the bat then we'll fill in the details and more below:
There are plenty of people who say you do not need a real estate agent to help buy a new home and that the sales agent, who works for the builder who is trying to get you buy a home, will help you along the process. That is true, in part, because they want your money and they want to sell you a home and have a good home-buying experience. Home builder sales agents do tend to be very helpful, smart and they know their product as any good salesperson should. However, they are paid by and represent the BUILDER, not you. They are there for the sole purpose of selling you a home - they are the SELLER'S Agent. They do not represent you in the transaction and are not looking out for your best interest outside of trying to close their deal and making the experience as pleasant as possible so the builder doesn't get their name tarnished.
Many new home buyers who heed the advice of Google and the Internet to not use an agent to represent them in a new home purchase tend to regret it afterwards and won't do it again a second time. It's not always the case of course, and there are plenty of people who have had positive results without having an agent represent them but there is no downside to hiring expert help - especially if you do not have to pay them, which you do not. Agents are paid by the builder only if and when you close on a new home.
As soon as you walk into any new home construction sales office, one of the first things the builder's rep will ask is "Can you please sign in for our reference?" and they'll hand you a card and a pen. This starts the process and the marketing and the emails. Most people sign in to a sheet like the photo above without even thinking about it but there is almost always a check box for "Do you have a real estate agent?" If you do, you need to check that box. Usually my business card will get attached to the client's sign in sheet by the builder's sales agent.
The sign in sheet not only attaches my name, as agent for you, to the new home purchase deal, but also allows them to pay me once the sale is closed. I won't get into the legal issues of when a sale is made or not and who can claim "procuring cause" as I am not a lawyer, but typically, if I brought you to the home, you found it on my site and I helped you along the way or we have a written Buyer's Agreement, my name gets logged in the sales office and the builder will have to pay me when the sale closes. They're typically very good about it because they want our help to bring as many buyers to them as possible. To them, it's a cost of doing business - a marketing expense.
If you choose NOT to fill in the "I have an agent" part of the form, it may make it VERY difficult for me to represent you after the fact as there is a proper order of things and if I am not there from the start, they may make it tough to be paid later which then can get a little complicated, especially if we have a Buyer's Contract. At that point, the pay for my services comes from the Buyer. Regardless of the legal intricacies of when a sale takes place and who is "procuring cause" for that sale, if you prefer to be represented during the home buying process, its best to have me there from the very start - before you even walk into the builder's sales office.
There are Codes of Ethics all agents must adhere to in order to protect the general public. The list is lengthy. When you visit a new home builder, they will have in place all the pieces - title, sales agents, lenders, LAWYERS, etc. ALL OF THEM WORK FOR THE BUILDER in some fashion. Who works for you? You might be persuaded to use their lender and go it alone because it can be easier and less costly to them.
Without proper representation, you are asking your opponent to help fight for your best interest in the purchase. Do you think they'll do the best job they can protecting you or is it in their best interest that the less you know, the better off THEY are?
Additionally, new home build contracts are written by the builder's attorney's for the builder. They can be "imbalanced" to the side of the builder. It's important to have an attorney look over your contracts. The builder's resources are vast. Everything in a new home purchase revolves around the builder closing the sale and having you "locked up" contractually. To go it alone or blindly trust the builder's people to guide you along the process is not prudent.
It's a brand new home, what can go wrong? TONS OF THINGS!!! With a resale, you pretty much know what you're getting - its been that way for years. With a new home, you have to trust the builder who largely goes unchecked, to make sure they've done quality work and you won't have issues after the fact. New homes have all kinds of issues all the time. Everything was newly installed and hasn't had a chance to be thoroughly tested in the field as an older resale home has. You need a home inspection and you need someone to represent your interest.
Did they install everything they were contractually obligated to install? Did they use the same quality materials you contracted for? Is everything working?
When buying a new build and incorrectly assuming the builder's sales rep is your rep (he or she is not - they are paid by the builder, for the builder's best interest to be protected), they will know the different homes in the builder's new community very well and can tell you all about the models and different options the builder offers, but do they know the market? Do they know market trends to help you make a good decision as to whether the home should hold it's resale value or not? On average, brand new homes are more expensive per square foot than resale homes, meaning, you will pay a premium for a new home vs. a resale home. Will you get that money back in 5 years? Is it worth paying a premium? Can you get much more "bang for your buck" buying something older? Can you buy a significantly larger home for the same price if you go with a resale home? Does the benefit of everything being new in a new build home justify the cost difference?
Usually the sales rep who works for a builder's new community is there to sell those homes. They may be licensed agents but do not typically work outside the confines of the home-builder's properties. As a residential real estate agent, part of my job is to know my market like the back of my hand - and I do. I am in and out of almost every neighborhood in Tampa and I understand the feel, flavor and function of each. I can guide you during the decision making process and advise if the choice you are making is prudent or not, according to your goals. The sales agent for the builder will not likely discuss how their property might not be a match for you. They're there to sell you a house.
The numbers will make your head spin - rebate this, incentive that, we'll throw this in, we'll ask the builder to add it......
The fact is, the $355,000 house that lured you in will likely cost you closer to $380,000 before you are done and that's with being prudent in your choice selections. Stop trying to be extra careful and that $355,000 home will cost you $400,000. There are a TON of extras and very difficult decisions to make when buying new construction. Everything looks so good and the upgrades can get very, very expensive quickly. The builders job is to get you to buy more house - "Do you want fries with that?" - that's the classic up-sell at a burger joint. With a new home builder, "For an extra $8,000 we can install this gorgeous porcelain tile instead of the cheap, builder's grade stuff we normally put in that was quoted in the original base price."
The "base model" that lured you in is very rarely what you will pay - in fact, you'll typically pay way more than what you thought you were originally getting involved with. Can you afford that or are you already at the top of your budget with the base model, which is unrealistic? Once again, with proper representation and having someone to help you negotiate all these things, you'll probably be better off. At the very least, you will go into it seeing the real full picture.
You can use any lender in the world that you choose. This applies to my "preferred lenders", the builder's "preferred lender" and anyone else who might have been referred to you. No one can force you to use their lender. This is particularly important when weighing a new home purchase. The lender for the builder works closely with the builder. Sometimes, not always, the builder uses tactics that make it feel like they are pressuring you to use their preferred lender. You don't have to. You may get a good deal using their lender or you may not. It is wise to shop around and see what is best for you. Just because the builder's rep "assumes" you'll use their lender, you absolutely do not need to. Shop around and see what works best for you and once again, this is why representation is particularly important. A trusted expert advisor who works solely for you and not the builder, will guide you along safely.
Finally, you decide you love the idea of a new home that no one has ever lived in before but can you wait? Most of the times, builders don't start building your home until you've signed on the dotted line. How long does it take to build a new home? Here in Tampa we commonly see wait times of 8-14 months. Yes, sometimes they will have a few "inventory homes" - homes that are almost fully built or sometimes even completely built but most of the time, you'll have to wait. Can you wait that long to move? If not, a resale home is the answer.
Do you have the time and capacity to make frequent stops to the property to check on progress and make sure the builder is sticking to his timeline? Will a hurricane affect your timeline? Rain? Will they keep pushing back my move-in date because the home isn't ready? These are real issues, especially in Florida where we get some crazy weather that can delay construction.
Whatever you decide, I can help you from start to finish. Once hired, I work for you and only you. My job is to protect you. I am here to protect your interest with expert knowledge and vast resources to guide you through the complicated waters of purchasing a home, brand new or resale.
I wish you the best of luck with whatever you choose. It's an exciting time for you.
With Tampa Home Searcher, you can save searches, and get daily email alerts of new listings, price changes, sold data, and market reports.
Our Interactive Map Search allows you to view properties on a map or refine your search by drawing the boundaries around the area you desire.
Curious about what’s happening in your neighborhood? You can create a custom market report to see what’s active, under contract, and sold in your neighborhood!
Let's have a conversation and let me, Phil Bernie, an experienced Real Estate Broker Associate, personally put an accurate listing value on your home. I'll send you my free, hand-made Tampa area home seller value report.
Contact us today to find out how we can be of assistance to you!
BRAND NEW CONSTRUCTION! Custom built, just completed, & ready for its FIRST owner. With high end finishes from floor to ceiling, the attention to detail is sure to please...
Pre-construction. To be built. Photos are of a similar, completed Carlton B home plan and professional renderings for construction purposes. Expected permit completion s...
Under Construction. The Annapolis provides 1,461 square feet, with three bedrooms and two bathrooms. Mealtimes will be family times with a kitchen island for food prep, a...
Under Construction. Brand new Maronda 4/3 model home with estimated completion date of April 2021 available for sale/leaseback opportunity. Please see agent for more det...
Under Construction. New construction home with 1,545 square feet on one-story including 3 bedrooms, 2 baths, and an open living area. Enjoy an open kitchen with 36”white ...
Under Construction. New construction home with 1973 square feet two-story including 4 bedrooms and 2.5 bathrooms. Enjoy an open kitchen with 36" white shaker-style cabine...
Under Construction. You will love the open-concept design of this beautiful one-story home. The Santa Fe floor plan expands 2,576 square feet and features a 3-car garage,...
Under Construction. Finished in April 2021. Call about our pre-construction incentives. Welcome to the luxury 6 unit community mere steps from all of the hot spots of Sou...
Pre-Construction. To be built. Pre-construction. To be built. Photos are of a similar, completed Ashley A home plan and professional renderings for construction purposes....
Pre-Construction. To be built. Pre-construction. To be built. Photos are of a similar, completed Tyler B home plan and professional renderings for construction purposes. ...
Under Construction. Introducing Hyde Park House - New luxury condominiums in Historic Hyde Park from the developer of ONE St. Petersburg. This stately residential tower ...
Under Construction. Introducing Hyde Park House - New luxury condominiums in Historic Hyde Park from the developer of ONE St. Petersburg. This stately residential tower ...
Under Construction. Introducing Hyde Park House - New luxury condominiums in Historic Hyde Park from the developer of ONE St. Petersburg. This stately residential tower ...
Pre-Construction. To be built. Pre-construction. To be built. Photos are of professional renderings and a similar, completed "Madeleine" home until construction begins. ...
Pre-Construction. To be built. Pre-construction. To be built. Photos are of a professional rendering and of a similar, completed "Tern" home for construction purposes. E...
Under Construction. Welcome to Morgan Street City Townhomes. These custom designed town homes are just under 1500 square feet offering 3 bedrooms, 3.5 baths, and a one ca...
Newly Constructed, Turn Key ,Spacious, Charming Home with 3 bedrooms, 2 bathrooms, 1632 sq/ft Interior Space. The interior features 9"4" ceiling and a open floor plan. Th...
Under Construction. Under Construction. Permit already received. Photos are of a similar, completed Carlton A home plan and professional renderings for construction purpo...
Under Construction. Under construction. Photos are of a similar, completed Carlton B home plan and professional renderings for construction purposes. Located in the he...
Under Construction. Under Construction. ARE YOU LOOKING FOR A BRAND NEW HOME THAT GIVES YOU MANY UPGRADES WITHOUT HAVING TO PAY ANYTHING EXTRA? LOOK NO MORE!!! This home ...
Under Construction. BRAND NEW 4BR, 2 BA , 2 Car Garage Pool home in quiet subdivision. This brand new home has a split floor plan and boasts Luxury Vinyl Plank throughou...
Under Construction. Charleston Woods in Walden Lake. Great opportunity to make this NEW CONSTRUCTION home your own. Nearing the stage where you can pick your flooring, ...
Under Construction. Space and style abound in the Pensacola floor plan at Madison Village. With three bedrooms, two and a half baths, multiple walk-in closets and an open...
One or more photo(s) has been virtually staged. Perfect Location in the Heart of Oldsmar! You will fall in love with this NEW CONSTRUCTION Home that offers an Open Floor ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The Preserve are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our Premium Series homes at The Preserve offer luxurious...
Pre-Construction. To be built. Fractional Ownership. Pre-Construction. To be built. Pre-Construction. To be built. Pre-construction to be built! Photos are of a similar h...
Pre-Construction. To be built. Pre-Construction. To be built. Pre-Construction. To be built. Pre-construction to be built! Photos are of a similar home for construction p...
Pre-Construction. To be built. AVAILABLE TO BE BUILT – This package features a 9.64 acre homesite with G.J. Gardner’s proposed Thousand Oaks 4086 plan. This home features...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our Express Series homes at The Preserve come with a full ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our Express Series homes at The Preserve come with a ful...
Under Construction. Introducing Hyde Park House - New luxury condominiums in Historic Hyde Park from the developer of ONE St. Petersburg. This stately residential tower ...
Pre-Construction. To be built. Pre-Construction. To be built. Pre-Construction. To be built. Pre-construction to be built! Photos are of a similar home for construction p...
Pre-Construction. To be built. Pre-Construction. To be built. Pre-Construction. To be built. Pre-construction to be built! Photos are of a similar home for construction p...
Under Construction. New construction block home in sunny Tampa Florida! Open floor plan layout consists of 3 bedrooms and 2 full bathrooms with an attached oversized 1 ca...
Under Construction. New construction block home in sunny Tampa Florida! Open floor plan layout consists of 3 bedrooms and 2 full bathrooms with an attached oversized 1 ca...
New Construction. This two story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large fa...
Under Construction. This Compass floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping family and friends connected. The kitchen offer...
Under Construction. This Summerwood's open concept modern design features a large kitchen island overlooking the gathering room, making entertaining a breeze. With finis...
Under Construction. Welcome to Morgan Street City Townhomes. These custom designed town homes are just under 1500 square feet offering 3 bedrooms, 3.5 baths, and a one ca...
Under Construction. This home is under construction. You will enjoy its central location and affordable price. Estimated construction completion date is April 1st, 2021.
Under Construction. This beautiful home is under construction. You will enjoy this central location and very affordable price. Estimated construction completion date is...
Pre-Construction. To be built. A cut above the rest, Calusa Creek is a NEW townhome community built by Sunrise Homes that offers a variety of affordable, spacious floor p...
Under Construction. Introducing Hyde Park House - New luxury condominiums in Historic Hyde Park from the developer of ONE St. Petersburg. This stately residential tower ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our Premium Series homes at The Preserve offer luxurious...
One or more photo(s) has been virtually staged. Under Construction. LAST ONE LEFT! imagine the views of Tampa Bay from your private double roof top terrace. Almost an ext...
Brand new beautiful and sun-filled one story ranch, built with the best of everything by Bay Life Homes! This 4 bedroom plus office luxury residence offers an open floor...
Pre-Construction. To be built. Pre-construction. To be built. Already submitted for permit - construction expected to begin in mid April 2021. Photos are of profession...
Under Construction. Come home to our newest floor plan, the Mystique. You’ll love this spacious and open concept 3 bedrooms, 2 bathrooms single story home design. The kit...
Under Construction. The Tower at Sagewood offers functional space designed for the way you want to live. Enjoy an open-concept plan with an enclosed den convenient for wo...
Under Construction. The Destin floor plan comes with plenty of space and upgraded features. Charming curb appeal, an open-concept layout and spacious bedrooms with walk-...
Under Construction. Welcome to Morgan Street City Townhomes. These custom designed town homes are just under 1500 square feet offering 3 bedrooms, 3.5 baths, and a one ca...
Under Construction. Energy efficient, new construction town home at the final subdivision of Fishhawk West. The Kennedy plan features front entry,3 bedrooms, 2.5 bath , p...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our homes at Waverly Village feature all concrete block ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our homes at Waverly Village feature all concrete block ...
Under Construction. Under Construction. Interest list forming! New Construction home in the growing Ybor district of Tampa Bay. If you are looking for a smart, practical ...
Under Construction. The Residences at The Tampa EDITION embody luxury at its most intuitive. 37 one-of-a-kind residences, rising elegantly skyward above a five-star hotel...
Under Construction. Energy efficient, new construction town home at the final subdivision of Fishhawk West. Contract to close in 60 days! The Carter plan features front ...
Under Construction. Welcome to the Amelias a luxury townhome development by Skyline41. Imagine spending golden hour on your rooftop at one of these gorgeous, one of a kin...
Pre-Construction. To be built. Schmidt Luxury Homes New Construction in South Tampa! Carefully crafted 3,428 sq. ft. Living Area featuring 4 Bedrooms with attached “Casit...
Under Construction. Sebring model features 3/2.5/2 with unbelievable features. 42" upper kitchen cabinets in Linen and Viatera Quartz counter tops in Minuet. You get the...
One or more photo(s) has been virtually staged. Under Construction. Your brand NEW CONSTRUCTION, custom-designed Tampa home is on the way! Excellent location near all of ...
Under Construction. End Unit townhome! Venice plan with 4 bedrooms, 3 baths, two car garage and large loft and game room. This open floor plan offers a dine in kitchen w...
Pre-Construction. To be built. Construction will begin on this home in June or July 2021 & expected completion date is Sept or Oct 2021. This particular Lot has the Engin...
Brand New Construction in up-and-coming neighborhood, located 5 mins from Downtown and Airport and Walking distance to Raymond James Stadium. This newly built 4BR/3 bath ...
Pre-Construction. To be built. Pre-construction. To be built. Introducing Maronda Homes' Glendale G floor plan to VM Ybor! A neighborhood full of charm and conveniently...
Pre-Construction. To be built. Pre-Construction. Projected Completion in August of 2021. WOW,WOW!! NO HOA . NO CDD. No Flood Zone River View property. That's right, River...
Pre-Construction. To be built. Pre-Construction. Projected Completion in August of 2021. WOW,WOW!! NO HOA . NO CDD. No Flood Zone River View property. That's right, River...
Pre-Construction. To be built. Welcome to Altura Bayshore, an unprecedented new condominium living experience with unrivaled amenities rising above Bayshore Boulevard. Th...
Pre-Construction. To be built. Welcome to Altura Bayshore, an unprecedented new condominium living experience with unrivaled amenities rising above Bayshore Boulevard. Th...
Under Construction. The Destin floor plan comes with plenty of space and upgraded features. Charming curb appeal, an open-concept layout and spacious bedrooms with walk-...
Under Construction. The Destin floor plan comes with plenty of space and upgraded features. Charming curb appeal, an open-concept layout and spacious bedrooms with walk-...
Under Construction. New Legacy Homes offer superior craftsmanship & details in The Amani. This 4 br/4.5 ba/2 car garage POOL home is Energy Star certified keeping both th...
Under Construction. Space and style abound in the Pensacola floor plan at Madison Village. With three bedrooms, two and a half baths, multiple walk-in closets and an ope...
Under Construction. Space and style abound in the Pensacola floor plan at Madison Village. With three bedrooms, two and a half baths, multiple walk-in closets and an ope...
Under Construction. The spacious Navarre plan comes with features and details that new homeowners can get excited about. This beautiful new floor plan features our Compl...
Under Construction. The spacious Navarre plan comes with features and details that new homeowners can get excited about. This beautiful new floor plan features our Compl...
Under Construction. The spacious Navarre plan comes with features and details that new homeowners can get excited about. This beautiful new floor plan features our Compl...
Pre-Construction. To be built. Welcome to Altura Bayshore, an unprecedented new condominium living experience with unrivaled amenities rising above Bayshore Boulevard. Th...
Pre-Construction. To be built. Welcome to Altura Bayshore, an unprecedented new condominium living experience with unrivaled amenities rising above Bayshore Boulevard. Th...
The Destin floor plan comes with plenty of space and upgraded features. Charming curb appeal, an open-concept layout and spacious bedrooms with walk-in closets are just ...
Completed New Construction home in Seminole Heights! Come see this huge 1600 sf 3 bedroom 2 bathroom Bungalow style home. Enjoy your morning coffee on your front porch. T...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. Our Premium Series homes at The Preserve offer luxurious...
Under Construction. New construction home with 1715 square feet on one-story including 4 bedrooms, 2 baths, and an open living area. Enjoy an open kitchen with 36" whi...
Pre-Construction. To be built. Located in Golf View (one of South Tampa's premier neighborhoods), this custom-designed grand estate residence is ready for you to put your...
Pre-Construction. To be built. Come be a part of the most explosive neighborhood in Tampa....Tampa Heights with one of VIKIN Homes newest projects. This coastal-craftsman...
Brand new clean contemporary South Tampa custom home is designed with careful considerations of light and space. Entertain in the Great room/kitchen combination, which fe...
Great chance to buy new construction in Avila. You can still customize home
Prime Drew Park location with a free standing building plus an additional lot behind it included in the sale!! Brand new building consists of professional office space w...
Pre-Construction. To be built. SPANISH ECLECTIC HOME IN SEMINOLE HEIGHTS! This spectacular designed home boasts 4 bedrooms, 4 baths, plus office & bonus room, 2 car garag...
Under Construction. New construction block home that sits on a nice corner lot! Great builder with a solid track record to build a 3 bedroom 2 bath beauty which includes ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The District are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The District are modernly designed and ...
Under Construction. Builder offering buyers $10,000 toward closing costs with use of preferred lender & title. All townhomes at The District are modernly designed and ...
I am an Internet Marketing EXPERT and a very tough negotiator. More eyes on your home means more offers. Let me start by putting a value on your home so you know what it would list for in today's market. It's completely FREE!
Click here to visit our home seller page and to contact me for details.