How to buy a new-construction home

1. Register the right way, with representation

Builders ask you to register on your first visit, and how that visit happens can affect whether you keep independent representation. The safest move is to involve me before that first model-home walk-through. It costs you nothing and keeps your options open.

2. The contract is the builder’s, not the standard form

Resale deals in Arizona use a familiar association contract. New construction uses the builder’s own purchase agreement and addenda, which are written to protect the builder. The deposit structure, the construction timeline, the cancellation terms, and what happens if the home is delayed all live in that paperwork. Read it carefully before you sign. I go through it with you.

3. The design center is where the price moves

The base price is rarely the real number. Lot premiums, structural options, and design-center upgrades add up quickly, and some choices hold value better than others. Going in with a budget and a clear sense of which upgrades matter keeps the total in line with comparable homes rather than well above them.

4. Inspect it anyway

New does not mean flawless. A pre-drywall inspection and a final inspection on a brand-new home routinely catch items worth correcting before you close, while the builder is still on the hook to fix them. Build these into your timeline.

5. Understand the warranty

New homes generally come with a builder warranty, often structured in tiers (a short window for most items, a longer one for major systems and structure). Know what is covered, for how long, and how to make a claim before you need to.

6. Incentives usually hide in financing

Builders frequently compete on closing-cost credits and financing offers through a preferred lender rather than on the headline price. Those incentives can be real value, but compare the full picture, including the rate and fees, against an outside lender before you assume the in-house option wins.

New construction or resale?

New gets you the latest layouts, lower near-term maintenance, and warranty coverage, at the cost of a longer wait and upgrade decisions. Resale gets you mature neighborhoods, negotiating room, and a home you can see before you buy. Neither is universally better. The right answer depends on your timeline, budget, and how much you value move-in-ready versus established. That is the conversation worth having first.