New construction is back and booming in Atlanta. You can see homes being built, dirt being pushed around,
lots cleared and moving vans delivering furniture and household goods. New communities are being built all around Metro Atlanta in a variety of styles, price ranges and locations. Whether it is your first home, a move up or move down, or into an Active Adult lifestyle for your retirement years, builders are designing, building and selling homes to suit your needs.
Both Ben and Kathy have extensive experience working with buyers in new construction, with Ben even having worked for builders and developers in the past. Following is a short primer about the benefits of having an experienced buyer’s agent on your team:
When purchasing a new construction home, there are a couple of options available to you in new home neighborhoods. You may hear us talk about a “spec” home or “pre-sale” home. A spec home is a home that a builder has started speculating that a buyer will purchase it; a pre-sale is a home not started yet. With a spec home, the lot and floorplan have been selected, along with most of the design options, though you may still be able to choose some of your flooring. If you build a pre-sale home from scratch, you will be able to select the lot for the house to sit on, the floorplan, and any upgrades made available by your builder. The big difference is the amount of time it will take for you to move in, with a spec home obviously being available to close sooner than a pre-sale.
When purchasing new construction, it is important to have a buyer’s agent representing you, for several reasons:
- The on-site agent works for the builder and does not represent you. On-site agents will answer your questions, make suggestions and provide information; however, you are always hearing the builder’s sales pitch versus objective opinion about the pros and cons of the neighborhood and builder.
- If you are looking at a community with new and re-sale homes, you may not see all the homes available for sale. The homes for sale by the builder will be the only homes the on-site agent is interested in selling- that’s who they work for, after all. Chances are they won’t tell you about or show you any re-sale homes in most cases. If you like a neighborhood, you will want to know about all the homes for sale, new or not.
- If you choose not to have an experienced buyer’s agent to represent you, you will be dependent on the experience (or lack thereof) and ethics of the on-site agent and in most cases you will have little, if any, contact with the on-site builder. Or, you can choose to have an experienced buyer’s agent on your team to represent you and to give you the benefit of their experience and knowledge base.
And importantly, you do not pay more to be represented by a buyer’s agent. Builders have already negotiated commissions with their on-site agent and do not reduce the cost of your home if you have no buyer’s agent. Builders want buyer’s agents bringing clients into their neighborhoods and they gladly pay the buyer’s agent commission from the “split” with the on-site agent. An experienced buyer’s agent will still get you the best price possible by helping you negotiate if the builder is negotiable, or making sure you take advantage of any discounts being offered at the community you choose.
We have helped many buyers over the years find the right home and neighborhood, pick the best homesite and floorplan, negotiate the contract, go to design and construction meetings, and smooth out any glitches along the way. We’ve helped them make smart decisions and avoid mistakes, including sadly sometimes bad builders and neighborhoods. We even have one past client that built 3 new homes with our help being relocating out of state. Now that’s a great endorsement!
So if you are thinking of building a new home in North Metro Atlanta, get us on your team to help you along the way- call Ben now at 404-323-0049 to get started.