The Anticipation & The Agony of New Construction

I started my real estate career selling new construction and it was a unique and educational experience for me and my clients. There is nothing quite like watching a hole in the ground become a bustling construction zone that gradually evolves into a beautiful dream home, despite all the annoyances of delays due to weather, supplies, or contractor issues. It’s a process that can be both exciting and agonizing, with a lot of unknowns along the way.

When a potential buyer comes into the sales office for a new development, it would be an understatement to say there is a high potential to be overwhelmed. This is where having a trusted, professional Realtor working for you is crucial.

First, there are the numerous options – plantation shutters! wood grain! Sub-Zero refrigeration! heated tiles in the bathroom! a doggie shower! –  and floor plans to choose from and it’s inevitable that there is always that one feature from one floor plan that a buyer wants to make work in a different floor plan. 

Builders are becoming much more flexible with buyer customizations, but where the new build is in the construction process will determine how much tweaking can be done. For example, when a home is 3/4-complete, a buyer cannot expect the builder to now add extra outlets, a speaker system or a fireplace. In building their “Forever Home,” you would be amazed at the last-minute changes buyers expect a builder to do. Of course, the builder wants to make the customer happy and will try to accommodate them…for an additional price. Your Realtor can advise on the features that offer the best bang for your buck and what will unnecessarily increase the price tag.

Second, there’s the question of “location, location, location” and consistency in aesthetics. What are the premier lots in the development? How does lot elevation affect views or noise? How much can a townhome be customized if an entire row of homes are being built at the same time? Do buyers get to choose the brick color on the house? A builder does not want to have two townhomes or detached houses next to each other with the same features and aims to have an appealing and cohesive look to the block/street/development. 

Builders want to make all models of a home enticing, so you may have some features that are better on an interior unit than an end-unit to make both equally saleable, but if you want that end-unit with upgrades, it will cost you. Some plans may already include an extension on the back or a finished lower level including a full bath. Depending on the buyer’s budget, there may be a rough-in for a bathroom that the buyer can complete at a later date. Timing is important so knowing the timeline of construction will allow your Realtor to help you keep track of deadlines to make changes. For example, if construction on a townhouse has not been started there is a slight chance a buyer can make a small change (i.e. extra outlets, wiring for a ceiling fan, removing decorative columns, adding a bump-out.)

Third, as sales progress on a development it’s common for the premier lots/models to sell out on that fancy map builders have in their sales showroom, and buyers who come later in the construction process may have less to choose from. A savvy Realtor can keep track of what pending sales fall out because of financing or delivery issues and help buyers pounce on under-contract homes that may be coming back on the market.

Finally, the most important thing for buyers to keep in mind when purchasing new construction is that the sales representatives – while very knowledgeable and helpful in providing information and recommending options for the home – are working for the developers. Their job is to sell homes at the highest profit possible. Unrepresented buyers are essentially trusting this important purchase to a company that is not looking out for their best interests, but the interests of the builder. Having a Realtor guiding their clients through the construction process, maintaining direct and regular contact with the sales office and ensuring that their clients are dealt with fairly and professionally is the best way to make building a “Dream Home” as smooth and easy as possible.

If building a new home is on your wish list for this year or next, I would love to be the experienced and trusted advisor to take you through this journey. Please feel free to call me at 703.898.0032, visit MadelineHomes.com and follow me at @madelinehomes on Facebook or Instagram.

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