Are you thinking of buying new construction? Whether production builder or custom builder, don’t go it alone, let Brenda Miller be your guide! With almost 30 years experience and quite a few of them representing both production and custom builders, Brenda Miller knows the importance of having an experienced Buyers Agent who is also a REALTOR® (follows the NAR Code of Ethics) in the purchase of new construction. In general, builders' model homes are staffed by licensed builder salesperson who work directly for and represent the builder. A builder salesperson is not usually a REALTOR®. They are usually NOT members of Local or State or National Association of REALTOR® which requires all members to follow The Code of Ethics.  Some of the on site Builder represenatives are not even members of the MLS etc. A buyer also needs to have a REALTOR® who represents them and looks after their best interests whether it is in pricing, terms in contract, financing, inspections, selections and title just to name a few. Please call or text Brenda Miller if interested in learning more at no cost or obligation. (717)813-1700 


I’m Buying New Construction, Should I Use a REALTOR®?


“Should I use a REALTOR® if I’m buying new construction from a builder”. The short answer is YES and here are the main reasons why.


Representation – The real estate representative in the builder’s sales office represents the builder’s best interest not yours.  Brenda Miller is an independent REALTOR® and will represent your interests and advocates on your behalf.  Additionally, Brenda Miller will help you get the most value for the least amount of money and make the real estate transaction easy and frustration free. Brenda Miller has almost 30 years experience with new construction. Brenda Miller does not represent one builder or subdivision. Her advice is objective, focused on finding the right home for you, not selling a particular subdivision or model home. Brenda Miller can discuss with you how the Covenants and Restrictions of a subdivision may affect your usage. builders in town, their documented reputations, and how their products differ. This will enhance your ability to make informed decisions. Brenda Miller is YOUR "relationship central" for all of the people involved in the transaction—the builder, construction supervisor, sales representative, design consultant, lender, and others. I can help you evaluate whether a new or existing home, a custom or spec home, or something in between will match your dream home vision. Once we identify what you want, I can identify architects and builders who can convert your visions to actual drawings and construction estimates and are most likely to be able to produce what you want.


What you See is not What you Get – You tour the model and it looks great.  The problem is the model isn’t the base price of $400,000 being advertised, it’s usually more like $500,000 because of all the upgrades. Top tier granite countertops, crown molding, upgraded appliances, built-in bookshelves and trey ceilings are usually upgrades and they add up.  Brenda Miller will be representing your interests will help make sure you’re aware of what’s included in the base price and what’s extra.


Agent Fees – Buyers do not pay the real estate agent fees, the seller or builder does.  Builders view commissions to real estate agents as part of their cost of doing business.  In fact, they rely on REALTORS® to bring clients to them.  Builders will not credit buyers the commission Builders would otherwise pay to a REALTOR®.  If they were to do so, REALTORS® would no longer bring clients through the builder’s doors and ultimately it would impact their future sales. Therefore, there is no downside and no cost on your end to have a REALTOR® represent you.


Negotiations – You may be a great negotiator.  Even good negotiators have told me they are more effective when they negotiate for other people than they are when they negotiate for themselves because they don’t have an emotional connection to what they’re buying.  I will look at the transaction from a dollars and sense perspective without being swayed by emotions.  I will also know what is and what is not negotiable and as you can imagine it varies by builder.  For example, did you know many builders will cover some closing costs? Include a warranty? Include free upgrades? Builders are far more likely to negotiate on fees or upgrades than they are on price. Brenda Miller will help guide you through negotiations and ensure you are getting the most for your money. Brenda Miller is a certified negotiation expert (one of many designations - CNE).


Get Everything in Writing – Any concessions or guarantees provided by the builder should be confirmed in writing. Do not sign any paperwork or contracts without ensuring everything you’ve agreed upon including upgrades, fees, timelines, etc. are incorporated into the contract. If you skip this step, the builder does not have to deliver what they agreed upon and you will have no recourse.  I will ensure all the terms agreed upon are included in the contract.


Inspections – You may want to consider a home inspection when buying new construction. A builder doesn’t necessarily inspect itself and if they did, would you always trust they have your best interest in mind? Often times, homeowners think a new home warranty will cover any issues that arise. In certain instances, it does not. Brenda Miller has relationships with multiple independent inspectors who will look out for your best interest. Brenda Miller will even help the homeowners set the appointment with the inspector and review the inspector’s report to identify potential areas of negotiation, corrections, repairs or replacements with the builder. Brenda Miller help you ensure quality control by helping you schedule independent inspections.


Financing – When you are buying new construction, the builder usually offers financing. But is it the best financing available? Even a small increase in the interest rate could have a significant impact on your monthly payment or the total amount you pay for the home. Brenda Miller can recommend a few other reputable lenders that specialize in construction or end loans for new construction so you can compare rates and closing fees. Whether convention, FHA or VA, Brenda Miller will point you in the right direction making sure if there are any savings, you will have that option.


Contract – How familiar are you with a real estate contract?  Do you know what to look for to make sure you are receiving all the benefits you’re supposed to receive? Are you aware of any hidden fees or community fees?  Brenda Miller is an expert in the industry who is there to provide guidance throughout a real estate transaction. Brenda Miller reviews real estate contracts regularly and know what to look for to ensure everything is correct. Additionally, real estate contracts are different from one builder to the next but all need to conform with state law. Brenda Miller knows the nuances of the different contracts locally and will help review and answer questions pertaining to the contract.  Brenda Miller strongly recommends you do not sign any paperwork or contract without your agent being present to review and advise.


Quality of Construction – How familiar are you with the builder? What’s their reputation? What is the quality of their construction? There are many local builders and each has different base pricing, standard specifications and lot premiums plus selections can be limited with some. Brenda Miller will be familiar with builders and their quality of work.  Brenda Miller will also be able to provide recommendations and references for custom home builders to ensure you are connecting with a reputable builder. Brenda Miller will point out pros and cons of custom-building options builders may offer.


REGISTER – If you want to be sure you have someone looking out for your best interest, tell the builder on your very first visit that you are already working with Brenda Miller. If you do not communicate this information upfront when you are buying new construction, Brenda Miller won’t be able to represent you and watch out for your best interest.  Since Brenda Miller is experienced with new construction, there’s a good chance she already have a working relationship with the builder and community for which you are interested.


Are you thinking of buying new construction? Don’t go it alone, hire Brenda Miller be your guide! No cost or obligation and no upfront fees- (717)813-1700