Posted by Buying a new construction home? Don’t trust just any realtor. Here’s how to find an agent who truly understands builders, contracts, and how to protect your interests every step of the way. Let me tell you about my first and last time working with a generalist realtor on a new construction purchase. I was so excited walking through that model home. The gleaming countertops, the perfect staging, that intoxicating new home smell… I was ready to sign on the dotted line right then and there.
My realtor, a lovely woman who’d helped three of my friends buy resale homes, kept saying things like, “The builder knows what they’re doing,” and “This is their standard contract.” What I didn’t realize at the time was that she was completely out of her depth. We missed out on thousands in potential incentives, overpaid for upgrades that added no value, and ended up with a contract that favored the builder at every turn.
That experience taught me a crucial lesson: when it comes to new construction, you don’t just need a realtor – you need a specialist who speaks the language of builders and knows how to navigate this unique process.
Why New Construction Requires a Different Kind of Realtor
New construction isn’t like buying an existing home. The dynamics are completely different. Instead of negotiating with homeowners, you’re dealing with professional salespeople who do this every single day. The contracts are builder-friendly by design. The upgrade pricing is often inflated. And the entire process moves at the builder’s pace.
A good new construction realtor understands all of this instinctively. They know which builders have reputations for cutting corners. They can spot when a “standard” contract clause is anything but standard. Most importantly, they’re not afraid to push back when something doesn’t serve your interests.
I’ll never forget watching a seasoned new construction realtor (not mine, unfortunately) question a builder about their foundation warranty. The way she spoke their language, cited specific building codes, and refused to accept vague answers was eye-opening. That’s the kind of advocate you want in your corner.
How to Spot a True New Construction Expert
So how do you find this mythical creature? Here are some telltale signs:
First, listen to how they talk about builders. If they sound like they’re best friends with every developer in town, that’s a red flag. The best ones I’ve met have a healthy skepticism. They’ll say things like, “That builder does nice work, but we’ll need to watch their change order process,” or “Their standard finishes aren’t great – let me show you where to focus your upgrade budget.”
Second, ask about their toughest builder negotiation. Every good new construction realtor has war stories. Maybe they fought for months over inspection issues, or caught the builder trying to substitute cheaper materials. If they can’t immediately recall specific challenges they’ve navigated, they probably haven’t done enough new construction deals.
Third, look at their track record. A true specialist will have multiple new construction sales in the areas you’re considering. Don’t just take their word for it – check their recent sales on Zillow or your local MLS. If all their transactions are resales, keep looking.
The Commission Conversation You Need to Have
Here’s something most buyers don’t think about: builders typically pay the buyer’s agent commission. While this sounds great (who doesn’t like free representation?), it creates potential conflicts.
Some agents prioritize builders who offer bonuses or perks over what’s best for you. I once met a realtor who bragged about being on a builder’s “preferred agent” list. When I asked what that meant for buyers, he got evasive. Turns out those agents often push buyers toward certain communities in exchange for marketing dollars.
A trustworthy new construction realtor will be transparent about these relationships. Ask directly: “Have you ever turned down a builder’s offer because it wasn’t right for the client?” The right answer involves specific examples of putting clients first.
Red Flags That Should Send You Running
After my bad experience, I became hyper-aware of warning signs. Here are a few that should make you think twice:
The agent who can’t explain builder contracts in plain English. New construction contracts are dense, but your realtor should be able to break down key sections like warranties, change orders, and completion timelines.
The one who doesn’t insist on independent inspections. Builders often discourage or restrict inspections, but a good realtor will demand them at critical stages.
The agent who pressures you to use the builder’s lender without explaining the pros and cons. Sometimes builder financing offers are great – other times they’re traps with higher rates masked by temporary buydowns.
The Right Way to Interview Potential Realtors
When you’re vetting agents, come prepared with specific questions:
“Walk me through your process for reviewing builder contracts.”
“What are the most common pitfalls you see buyers face with new construction?”
“Can you share an example where you caught something in the fine print that saved a client money?”
Pay attention to how they answer. Are they speaking in generalities or giving concrete examples? Are they teaching you things you didn’t know? The best ones will make you feel more informed within minutes of talking to them.
Final Thought: Trust Your Gut
After all my research and interviews, I’ve learned one universal truth: the best new construction realtors have a certain intensity about them. They’re not just order-takers – they’re advocates, educators, and sometimes even warriors on your behalf.
When you find the right one, you’ll know. They’ll make you feel protected rather than pressured, informed rather than overwhelmed. And that’s exactly what you need when making one of the biggest investments of your life.
References
U.S. General Services Administration. (n.d.). Real estate. https://www.gsa.gov/real-estate
National Association of Realtors®. (n.d.). Selling new homes. https://www.nar.realtor/selling-new-homes
U.S. Department of Housing and Urban Development. (n.d.). Buying a home. https://www.hud.gov/topics/buying_a_home
Journal of Real Estate Research. (2020). Factors influencing buyer satisfaction in new residential construction. Journal of Real Estate Research, 42(3), 345-368. https://doi.org/10.1080/10835547.2020.1751234