Your own agent inside the builder sales office
Lot selection, upgrades, contracts and the final walk-through, with someone who works for you and not for the builder.
Your own agent inside the builder sales office
Builder sales staff are friendly and knowledgeable, and they work for the builder. When you buy new construction with our team, you have someone on your side of the table who reads the purchase agreement, questions the upgrade pricing and keeps an eye on the schedule.
We help you compare communities and lots, understand which upgrades add lasting value and which are easier to add later, and review the warranty so you know what is covered. During the build we attend key walk-throughs and keep a written list of items for the builder to address.
New homes still need inspections. We recommend a pre-drywall inspection and a final inspection by an independent inspector, and we make sure the punch list is completed before closing.
Book a consultation
Four things we handle for you
Community comparison
Lots, orientation, fees, timelines and resale history side by side.
Upgrade review
Which options add lasting value and which you can do later for less.
Contract reading
Deposits, delays, escalation clauses and warranty terms explained clearly.
Walk-throughs
Pre-drywall and final walk-throughs with a written punch list.
Buying a new home, step by step
- 01
Compare
We tour communities and model homes with you and compare lots, fees and timelines.
- 02
Contract
We review the builder agreement and negotiate what can be negotiated, often incentives or upgrades.
- 03
Build
We attend the pre-drywall walk-through and keep you updated as milestones pass.
- 04
Close
An independent final inspection, a completed punch list and a clear warranty file.
What new construction buyers notice
Chris and Dana W.New construction in Arvada“Our builder had a sales office, a lender and a title company all lined up. Having Grant on our side of the table kept the upgrade list honest and the closing date firm.”
Register your agent first
Most builders only work with an outside agent if that agent is registered on your first visit. Call us before you tour a model home, and we will arrange the registration so you keep the option of representation without paying anything extra for it.
Upgrades that hold their value
Design centers are full of tempting choices, and their prices add up quickly. We help you sort them into three groups: items that are hard to change later, such as ceiling height, windows and electrical, which are usually worth choosing now; finishes you can upgrade cheaply after closing; and options that rarely return their cost at resale.
That simple sort often saves buyers a meaningful amount, and it keeps the monthly payment closer to the number you planned.
Reading the builder contract
Builder contracts are written by the builder, and they differ from the standard state forms. We read the deposit terms, the completion date language, the warranty and the appraisal clauses with you, and we ask for changes where they matter.
We also keep a calendar of warranty deadlines after you move in, so the one-year walk-through happens before the window closes.
Spec homes and homes still on paper
Builders sell two kinds of homes. A spec home is already built or nearly finished, so you can walk it, and builders often offer more flexibility on price or closing costs when one has been available for a while. A home still on paper lets you choose the lot, the plan and the finishes, but it takes longer and its final price depends on every choice you make along the way.
We help you compare both honestly, including how long the build is likely to take, what the builder has delivered on time recently, and how homes in the same community have resold.
How we keep a build on track
Builders work from their own contract, schedule and price sheet, and most buyers only see these documents once. We read them every week. Before you sign, we explain how deposits are held, what happens if materials rise in price, how delays are handled and which upgrade deadlines fall during construction. That way there are no surprises when the selections appointment arrives.
Once building begins, we watch the milestones with you. We attend the pre-drywall walk-through to look at framing, windows and mechanical rough-ins, and we recommend an independent inspector at that stage and again before closing. At the final walk-through we prepare a written punch list and confirm that the builder signs off on every item. After you move in, we remind you when warranty periods are ending so that anything still outstanding can be reported in time.
On your side of the table
A snapshot of our new construction work across the metro area. (Illustrative demo figures.)
Where the details matter
Choosing the lot
The same floor plan can feel completely different on two lots. We look at orientation, the view, what will be built next door and how the yard drains, all of which matter more over time than most finish choices.
We compare lot premiums with how similar lots have resold in the same community, which often shows that the cheaper lot is the better long-term buy.
Upgrades with a long life
Structural choices like extra windows, a larger garage or roughed-in plumbing are hard to add later. Cosmetic finishes are easy to change. We help you spend where it is hardest to go back.
At each stage we walk the home with you and keep a written punch list, so items noticed in framing are not forgotten by the final walk-through.
New construction: common questions
What clients ask us most about new construction. For anything specific to your move, call and an agent will talk it through.
(555) 318-4720All questionsUsually, yes, but many builders require your agent to be present or registered at your first visit. Call us before you tour a model home.
Base prices often are not, but incentives, closing cost help and upgrade packages frequently are, especially on homes already under construction.
We strongly recommend it. Independent pre-drywall and final inspections catch issues that are much easier to fix before you move in.
The purchase agreement sets out what happens. We review those clauses with you before you sign so you know your options.
Coverage varies by builder. Typical warranties cover workmanship for a year, systems for longer and structure for several years. We help you read yours.
Spec homes that are finished or nearly finished often carry more flexibility than homes still on paper, especially near the end of a quarter. We look at how long the home has been available and ask for incentives accordingly.
No. Builders often offer incentives for using their preferred lender, so we compare that offer with quotes from independent lenders to see which is truly the better deal for you.
Report them in writing through the builder warranty process as soon as you notice them. We keep a list of warranty deadlines and help you follow up if responses are slow.
Production homes often take six to ten months from contract to closing, depending on the builder, the season and supply. We ask each builder for recent delivery times rather than relying on the estimate in the brochure.
Yes. City inspections check code, not workmanship. We recommend an independent inspection before drywall goes up and another before the final walk-through, so issues are fixed while the builder is still on site.
