If you walk into a builder's model home sales office without the expert real estate representation of New Homes in Plano, TX you are at a disadvantage. The less you know about buying a new home in Plano, the easier it is for the builder to make you think this is the only community and the last opportunity for a great deal. By the time you find out what you should have known, it's too late!
The builder's sales staff has been professionally trained to represent the builder's interests. The same can be said for their project manager, their construction superintendents, the design center personnel they send you to, all the sub-contractors who actually build the home, the mortgage company (usually the builder owns the mortgage company they send you to), the title company (usually the builder owns the title company they send you to) and so on.
Look, we’re not saying new home builders and their representative are bad people. But remember it’s a business. They all have a common goal: To build the new home in the shortest possible time, while making the greatest amount of profit possible. The fiduciary responsibility is to the builder. And---there's nothing wrong with this, as long as you realize this going in, and you have someone on your side to help you know when you're not getting advice, in your best interest.
COSTS AND BENEFITS
New Homes in Plano TX’s services are generally FREE, at no cost to you. The builder pays our fees, but we represent you. New home builders in Texas (Plano included) co-op with Realtors and offer only one price to buyers, whether the buyer is brought in by a Realtor or walks in directly to the new home. This is because over 80% of all new home sales involve Realtors and in today’s market new home builders will not alienate Realtors or perspective buyer by double pricing commissions. Builders have already priced New Homes in Plano to sell, with or without buyer's representation. If a Realtor is not involved the commission amount is simply put back into the builder marketing programs. It does not go to you or the cost of your new home.
So you get the professional advice and assists of a knowledgeable new home Realtor that will bring loads of extra value to your new home purchase. As it relates to new homes in Plano, we have the market knowledge and skills to help you get the very best price, best interest rate, best builder incentives and best location available. Our fiduciary responsibility is to you the new home buyer, not the builder. Simply stated, we provide you with the best value!!
HOW DO YOU FIND WHERE TO GO?
With dozens of new home builders and hundreds of New Homes in Plano Texas and the surrounding area, it would be wonderful if there was one single source of New Homes in Plano information that had every builder in town listed, their current inventory, the plans they can build, current prices, standard features, etc. Unfortunately, there is not.
Some websites such as www.NewHomeSource.com will have some information about some builders; another website such as www.Homebuilder.com will have info on some other builders. All these sites are "paid advertising" places for the builder, meaning, if they choose not to pay for that site, you won't even know the builder exists. Also, many of these sites are woefully out of date as far as current, accurate information is concerned. Many builders do not even place their inventory homes in the MLS system.
Also, the websites of the builders themselves are frequently not updated daily. You can see terrific videos of new homes and some communities at www.HotOnHomes.com, but again, these are paidadvertising by either the builder or the developer. They may talk about the fabulous recreation center, but fail to mention that it probably won't be developed until they've sold 300 homes!
New Homes in Plano TX.com tracks subdivisions, inventory, un-advertised incentives, discounts and specials. Rather than drive aimlessly from community to community, builder to builder, hoping to find the perfect home and the perfect price, let us narrow your search and narrow the playing field.
There is also a good chance that we may even know of several additional neighborhoods you did not realize existed, but would like to live in.
AREAS OF FOCUS
We represent first-time new home buyers, move-up new home buyers and corporate new home relocation buyers as well as sellers with homes ranging from condos to luxury homes. We can also assist home buyers and home sellers with unique needs, such as seniors or those looking to purchase new home construction, raw land, horse or lake properties.
We help buyers purchase new home construction in Master Planned Communities in Plano, Texas and through out Collin and Denton Counties. We work with both buyers and sellers to successfully negotiate the best possible deal on resale properties, as well.
We service high end new homes, in gated communities, on golf courses, with zero-lot lines, as well as, new homes starting from $80k and going into the millions of dollars. Some of these are starter homes, investment homes, short sale and even foreclosed homes. We pretty much cover all bases and do not turn people away based on a price range. That goes for buyers as well. We are in the business of helping people achieve their goals. We'd be happy to help you figure out how much new home in Plano you can truly afford and then work with you to search for a new home in that price range that meets your needs.
10 Secrets Every Home Buyer Should Know About New Homes
1. First, visit with your real estate agent.
Before you step into a model home, know how much house you can afford. If you currently own a home, you will probably need to know the net proceeds from its sale to calculate how much cash you'll have available. Your real estate agent can analyze this to narrow down what that net proceed figure is likely to be. If you are a first-time buyer, you should seriously consider becoming pre-approved for a mortgage loan to nail down how much of a home you can afford and improve your bargaining position with any seller.
2. Put experience on your side.
Remember that the sales agent in a model home represents the builder, not you. If you don't have a professional real estate agent working on your side, you are not being represented. Your realestate agent can help you to understand new home construction, warranties, financing, and differences in price, quality, and lot selection to help you obtain the best value.
3. Not all builders are created equal.
Some builders are known for their craftsmanship, while others are known for innovative use of space, below-market financing, or exceptional customer service during construction and after move-in. Your real estate agent, who makes a profession of real estate, can help you find the best home for your needs.
4. Get the whole story.
Investigate the reputation and financial strength of the builder. Be sure to obtain "spec sheets" that cover the home features, which can cover everything from floor plans to energy efficient ratings, and from immediate-delivery inventory to lot availability.
5. Look "under the hood".
Learn all you can about the community. Review the common amenities. Find out from local land use officials what else is planned or could be built in the area, especially where there's vacant land. Read the rules of the homeowner's association - or determine whether one will be set up - and investigate whether it has adequate reserves set aside to build or replace major amenities such as pools or major roads. Consider commuting routes and times.
6. Choose your options carefully.
The higher the base price of the house, the more options and upgrades you can add without overpricing for the neighborhood. Make the most of builder incentives, typically free upgrades or credit off the purchase price. Upgrading means selecting quality above "builder standard" for carpet, floor coverings, detailing, appliances, and kitchen fixtures. Options are items that the builder installs while constructing the house. Options that add usable space, such as a sunroom or a computer room, add most to resale value. Remember that some improvements can be added later and sometimes for less money, such as a deck, finished basement, or landscaping.
7. Negotiate with the builder.
Many buyers don't realize that there may be room for negotiating price, upgrades, or options. You may have the most possible room for negotiation if the builder has a completed but unsold home. Unless you are buying in a "seller's market", builders may offer discounts or special financing to help close a sale.
8. Make sure the contract works for you.
Be certain that the agreement with the builder includes some safeguards for you, such as putting your deposit in escrow, itemizing your upgrades by description and cost, allowing you access to the site to check on construction progress, a weekly schedule of appointments to meet with the builder, and a 30-day advance notice of the closing date.
Also be aware than in Texas, new home construction contracts are NOT regulated by the Texas Real Estate Commission (TREC). The contract is typically written to favor the builder.
9. Financing can make or break you.
Some builders, especially those in high-volume communities that place many mortgage loans, offer special financing packages. It is customary for the builder to tie upgrade incentives to an in- house mortgage company, so the builder may not offer those incentives unless the buyer is willing to use the in-house mortgage company. But using the builder's financing is not the only option in the highly competitive world of mortgage lending. You should shop everything, including interest rates, points, and lender fees.
10. New doesn't mean perfect.
New homebuilders typically use modern materials that are durable, low maintenance, stronger, quieter, safer, and even wired for the next century. But new doesn't mean perfect. Your contract should provide for the option of hiring a home inspector. You and your real estate professional should prepare a list of items for the inspector to pay particular attention to, and you should accompany the inspector during the inspection. Use what you learn from the inspection to create a builder "punch list" to fix major problems before closing.
Those who brave it alone may not realize that there is usually no out of pocket cost to the buyer for this necessary representation!
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