I get this question more than you might think.

“If I'm building a brand-new home, do I really need a Realtor?”

The short answer is no. You don't have to have one.

But I think there's a much better question to ask:

Who is looking out for you?

The builder has people looking out for them. The sales rep in the model home works for the builder. The lender is handling the loan. Everyone has a job to do.

Your Realtor is there to look at the whole picture from your side of the table.

And sometimes that matters more than you realize.

Let Me Tell You About One of My Buyers

I was helping a young family build a new home, and we were finally getting close to closing.

If you've ever built a house, you know by this point you're excited, tired of making decisions and probably tired of spending money.

We got to the point where it was time for the home inspection.

My buyers asked me if they really needed one.

After all, the house was brand new.

They were trying to save some money and thought this might be an easy expense to skip.

I understood their thinking, but I encouraged them to do the inspection anyway.

Here's the thing about new construction. There are a LOT of people involved in building a house. Different contractors and trades are coming and going throughout the process. Things can get missed.

And sometimes the problem isn't something hidden deep inside a wall.

Sometimes it's right in front of you, but you need someone who knows what they're looking for.

They agreed to have the inspection.

Thank goodness they did.

When the inspector got to the primary bathroom, he noticed something wasn't right.

The floor wasn't level.

In their BRAND-NEW house.

It ended up delaying closing by a few weeks because the builder had to correct the problem.

Was that inconvenient? Yep.

Would I rather have my clients deal with a few-week delay than discover that problem after they owned the house?

Every single time.

That inspection likely saved them thousands of dollars and a whole lot of frustration down the road.

That's a perfect example of why I like being involved in new construction from the beginning.

It's not because I need to help you pick out your countertops.

It's because I'm thinking about things you may not know you need to think about yet.

Start With Me Before You Start Touring Model Homes

This is probably the biggest piece of advice I can give anyone considering new construction in Avon, Indiana or Hendricks County.

Call your Realtor BEFORE you visit the builder.

Seriously.

Before you fill out the online form.

Before you register at the model home.

Before you spend Saturday afternoon "just looking."

Builders have different rules about Realtor representation. Depending on the builder, your agent may need to be identified or registered when you first visit.

It's much easier if I'm involved from the beginning.

Plus, I can help you figure out which builders and communities are actually worth looking at based on what you want and what you want to spend.

Model Homes Are Dangerous

I'm only half joking.

You walk into a model home and it's gorgeous.

The lighting is perfect. The furniture is perfect. The kitchen island is approximately the size of Rhode Island.

Five minutes later you're mentally hosting Thanksgiving there.

That's exactly what a model home is supposed to do.

I'm looking at it differently.

I'm asking:

What's actually included in the base price?

How much of what we're looking at is an upgrade?

What's the lot premium?

What's included with this builder that another builder charges extra for?

What are the HOA fees?

What's planned around this neighborhood?

What will this house really cost once we build it the way you want it?

You can fall in love with the house.

I'll keep an eye on the numbers.

About That “Starting At” Price...

This is another big one with new construction.

Maybe the sign says:

Starting at $449,900.

Perfect.

Except you want the three-car garage.

And that particular lot.

And the covered patio.

And the fireplace.

And the better flooring.

And obviously you're not putting those cabinets in the kitchen.

Then we get to the countertops.

And the primary bathroom.

And the lighting.

And somehow we're paying extra for electrical outlets.

Suddenly our $449,900 house isn't remotely $449,900.

There's nothing wrong with upgrades. This is your home and I want you to love it.

But I also want you to understand what you're spending and whether some of those choices make sense financially.

Sometimes I'll tell you:

“Yes. Spend the money there.”

And sometimes I'll tell you:

“I don't think you're ever getting that money back.”

Then you can decide if you love it enough to do it anyway.

Don't Forget About the Lot

Buyers can get so focused on the house that they forget about the land underneath it.

I don't.

Two identical houses in the same neighborhood can eventually have different resale values because of their lots.

I'm looking at the backyard.

What's behind us?

Is there a retention pond?

Are there easements?

How does the water drain?

Which direction does the house face?

How close are we to the entrance?

Is this a cul-de-sac?

What's that empty land behind the neighborhood?

Most importantly:

What could be built there later?

That pretty empty field behind your house might not stay an empty field forever.

When you're buying new construction in Avon, Brownsburg, Plainfield, Danville or elsewhere in Central Indiana, I want to think about what you're buying today AND what it could look like five or ten years from now.

Do You Need an Inspection on a New Construction Home?

You already know my answer.

I wouldn't skip it just because the house is new.

New doesn't mean perfect.

Depending on the home and where we are in construction, there may be opportunities for a pre-drywall inspection, a final inspection and possibly another inspection before the builder warranty expires.

Every situation is different.

But I'll go back to my buyers and their primary bathroom floor.

They almost skipped the inspection to save a little money.

Instead, they found a problem before closing that could have cost them thousands later.

That's money well spent in my book.

Builder Incentives Can Be Great, But Let's Do the Math

Builders may offer some really attractive incentives.

Closing cost assistance.

Interest rate incentives.

Design center credits.

Upgrade packages.

Lot discounts.

And sometimes they really are great deals.

But I don't want you choosing something because a giant sign says $20,000 INCENTIVE!

Let's figure out what it actually means.

Do you have to use the builder's lender?

What's that lender's rate?

What's the actual purchase price?

How much cash will you need at closing?

What's your monthly payment?

Would another financing option be better even without the incentive?

I'm not against builder incentives.

I'm against getting distracted by the shiny thing before we look at the math.

I'm Also Thinking About Selling This House Someday

I know. You haven't even built it yet.

But I've been selling homes for more than 25 years, so I can't help myself.

Life changes.

The house you think you'll stay in forever may be the house we're selling five years from now.

So while you're thinking about whether you want white or stained cabinets, I'm thinking about things like:

Is this floor plan going to appeal to future buyers?

Is this a good lot?

Are we putting too much money into the house for the neighborhood?

Is that upgrade something other buyers will value?

How will this house compare to other homes when it's eventually time to sell?

That doesn't mean every decision needs to be about resale.

You have to live there. Make it yours.

I just want you to know which choices are likely to add value and which ones you're choosing simply because you love them.

There's nothing wrong with either one.

You just need to know the difference.

Can I Negotiate With a Builder for You?

Sometimes.

Negotiating new construction isn't always the same as negotiating an existing home.

A builder may not want to lower the sale price because that sale becomes a comparable for other homes they're trying to sell in the neighborhood.

But maybe there's room somewhere else.

Lot premium.

Upgrades.

Closing costs.

Financing incentives.

Completed inventory.

Sometimes asking for a lower price is the right move.

Sometimes there's a smarter place to negotiate.

That's part of what I'm there to help figure out.

So, Do You Need a Realtor to Build a New Home?

Nope.

But I think having one is pretty darn valuable.

You have someone who can help you compare builders, evaluate the lot, think through upgrades, understand the local market, navigate inspections, look at comparable sales and keep an eye on future resale.

Most importantly, you have someone asking questions for you.

Because when you're building your dream house, it's really easy to get caught up in the fun stuff.

Someone still needs to pay attention to the not-so-fun stuff.

That's part of my job.

Thinking About Building a New Home in Avon or Hendricks County?

If you're considering building a new home in Avon, Indiana, Brownsburg, Plainfield, Danville or anywhere around Hendricks County and Central Indiana, call me before you start touring model homes.

You don't need to know which builder you want.

You don't need to know which neighborhood.

You don't even need to know exactly what you want to build yet.

That's actually a great time for us to talk.

We'll look at the builders, communities, lots, pricing, incentives and options together and figure out what makes sense for you.

And when we get to inspection time?

I'm probably going to remind you about that bathroom floor.

Contact DeAnna Murphy with The Murphy Group Realtors if you're thinking about buying or building a new construction home in Avon or Central Indiana.

Let's make sure you don't just build a home you love.

Let's make sure you make a smart decision while you're doing it.