Before you fall in love with the model home, let's talk about what that price tag doesn't tell you.
This is a growth focus for my business, built on real estate experience combined with a family background in construction. I'm not going to claim a production history I haven't earned yet — what I can do is ask the questions that keep a $500,000 base price from turning into $650,000 by the time you're at the closing table.
What buyers usually don't know to ask
- What is a lot premium, and is it negotiable?
- What is an allowance, and what happens if you go over it?
- Is the model home the base house, or is nearly everything in it an upgrade?
- What does a change order actually cost once construction has started?
- Is this a production builder or a custom builder, and does that change your leverage?
Building while selling your current house
This is where new construction and the Goedert Method meet. If your current house isn't ready to list and you're also trying to time a new build, that's two timelines that need to be solved together, not separately. That's exactly the kind of complicated-but-solvable problem I like taking on.
Frequently asked questions
Should I find land or a builder first?
There's no universal answer. Some builders require you to buy their lot in a community they control; others will build on land you already own or find separately. Figure out which kind of builder you're talking to before you fall in love with either the land or the floor plan.
What does a builder's base price actually include?
The advertised base price is usually the starting point before lot premiums, structural options, and finish-level upgrades. Ask for an itemized list of what's included at the base price and what's an allowance before you compare two builders' numbers against each other.
Why do I need a buyer's agent for new construction if the builder has a sales office?
The person in the builder's model home represents the builder, not you. A buyer's agent reviews the contract, timeline, and options list on your behalf and can flag issues the builder's representative has no obligation to raise.
Do I still need an inspection on a brand-new house?
Yes. New construction can still have installation errors, missed items, and code issues. An independent inspection before your final walkthrough is a normal part of the process, not a sign of distrust.
Not sure where you are in the process? Take the 60-second quiz →