Make the decision with the right facts
Compare the delivered home—not the decorated model
Model homes often display options that are not included in the base price. Ask for a written list of standard features and identify every displayed upgrade. Lot location, elevation, structural choices, flooring, cabinetry, electrical, landscaping, appliances and window treatments can materially change the total.
Also compare what happens after settlement. Some communities require additional spending for blinds, decks, fencing, appliances, landscaping or storage. HOA rules may limit future changes, so review governing documents before assuming an improvement will be permitted.
- Separate base price, lot premium, structural options and design options
- Identify model-home features that are not standard
- Budget for post-closing work and association approvals
Read the builder contract and incentive package carefully
Builder contracts commonly differ from standard resale forms. Deposit rules, delay provisions, substitution rights, financing deadlines, inspection access, warranty procedures and default language deserve careful review. Legal interpretation belongs to a qualified attorney.
An incentive may require use of an affiliated lender or title company. Compare the complete loan and settlement package—not only the advertised credit. Rates, fees and credits can change, and an incentive is valuable only when the net terms are competitive for you.
- Request the full contract and addenda before the signing appointment
- Compare affiliated and outside financing on the same date and assumptions
- Understand refundability and deadlines for every deposit
Inspect new construction
New does not mean perfect. Independent inspections may be useful at stages allowed by the builder, such as pre-drywall and final completion. Access, notice and correction procedures are controlled by the contract and builder policy, so plan them early.
Before settlement, create a written completion list and understand how unresolved items are handled. After closing, follow the warranty process in writing and keep records. Permits and inspections by the county are important, but they do not replace the buyer’s own review.
- Schedule permitted inspections with appropriate notice
- Document incomplete, damaged or nonfunctional items
- Keep plans, selections, warranties, manuals and correspondence