New construction
The builder's sales agent works for the builder
You can walk into a model home alone and sign what they put in front of you. Or you can bring me on your first visit — at no cost to you, because the builder pays my commission out of a budget they have already set aside — and have someone on your side of the table.
Register me on your first visit
This is the one rule that matters. Most builders will not allow an agent to represent you retroactively if you toured alone first. One visit without me can cost you representation on the entire purchase.
The incentive is the negotiation, not the price
Builders protect base price because it sets the comps for the rest of the community. What they will move on is rate buydowns, closing costs, lot premiums, structural options and design center credits. Right now those concessions are the deepest I have seen them.
New construction is a buyer's market with a catch
About 4.2 months of supply, but 85 days on market and builders selling at 94.3% of list. There is real leverage — you just have to know which levers move.
Get your own inspections. All three.
Pre-drywall, final, and an 11-month warranty inspection before the builder's warranty expires. The municipal inspection is not a quality inspection, and I have never seen a pre-drywall report come back clean.
Know the district before you know the lot
Celina's Light Farms is Prosper ISD. Part of Sweetwater Phase II is Celina ISD. Same community. I verify the zoning on the specific lot, not the community brochure.
Run your numbers first
Your buying power dashboard
Or just send me a note
Next step
Still deciding whether to call?
Call anyway. Worst case you get fifteen minutes of straight answers from someone who has done this 115 times.