Buyers · New Construction
Buying a New Construction Home? Bring Your Own Agent
The builder's sales rep works for the builder. I work for you, from the first model home to the day you get your keys.
Model homes are designed to make you fall in love
Fresh paint, designer furniture, a friendly sales rep and a big incentive banner out front. New construction can be a great way to buy in Round Rock, Hutto, Georgetown and across Central Texas, but there's one thing a lot of buyers don't realize until it's too late: the person in the sales office works for the builder, not for you.
I've been helping buyers since 2019, and new construction is where I see people leave the most on the table. Here's why having your own agent matters.
The builder's sales rep represents the builder
On-site sales reps are often great people who know their product well. But their job is to sell homes on terms that work for the builder. They aren't there to tell you the lot across the street backs up to a future road, that the same plan sold for less in the next phase, or that a contract clause limits your options if construction runs late. That's my job.
Register me before your first visit
This is the one that catches people. Many builders require your agent to be with you, or registered, on your very first visit to a community. If you stop in and sign the guest card on your own, some builders won't let an agent represent you on that home later.
So before you tour, call me. I'll check each builder's registration policy and either meet you there or register you ahead of time. After that first visit, you're welcome to go back on your own as often as you like.
What I do for you on a new build
Compare your options
I'll show you what similar new and resale homes nearby have actually sold for, so you know whether the price and incentives are a good deal.
Pick the right lot
Drainage, what's planned next door, busy streets, lot premiums and which way the house faces all affect your day-to-day life and your resale value later.
Negotiate incentives
Austin-area builders often offer rate buydowns, closing cost help or design center credits. I'll help you figure out which mix saves you the most for how long you plan to stay.
Review the builder's contract
Most large builders use their own contracts, written by their attorneys, instead of the standard Texas forms. We'll go over earnest money, deposit refunds, completion dates, change orders and warranty terms before you sign. I'm not an attorney, and for legal questions I'll point you to one.
Keep upgrades in check
The design center is where budgets go to die. I'll help you separate upgrades that add value (structural options, things that are hard to change later) from ones you can do cheaper after closing.
Know the full monthly cost
Many new Texas communities have MUD or PID taxes and HOA dues on top of regular property taxes, plus insurance. I'll help you find those numbers so your payment doesn't surprise you.
Coordinate inspections
Yes, even a brand-new home needs one. I'll help you line up a licensed inspector for pre-drywall and final inspections when the builder allows them, plus a check before your 1-year warranty runs out.
Stay on it through closing
Construction can take months. I keep track of your timeline, walk-throughs and punch list so nothing slips through the cracks.
"Does having an agent cost me more?"
In most new construction sales, the builder pays the buyer's agent out of its own marketing budget, and the home's price is the same whether you bring an agent or not. Policies do vary by builder, though, so before we tour I'll confirm how each builder handles it, and we'll put our arrangement in writing in a buyer representation agreement, which Texas requires before I can show you homes. How buyer agreements work in Texas
Should I use the builder's lender?
Builders often tie their best incentives to their preferred lender. That can be a great deal, or it can come with a higher rate or fees that cancel out the savings. I always recommend getting a second quote so you can compare the full picture side by side. Start with pre-approval
Thinking about new construction? Call me first.
Before you walk into a model home, give me a call. I'll register you with the builders you're interested in and make sure someone is looking out for you from day one.
Call (512) 629-9050 Book a time to talk