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9 Things you MUST know before walking into a New Home sales office!

Posted by Todd Pooler REALTOR on Wednesday, March 14th, 2018 at 4:46am.

 

New Homes for sale in Surprise, AZ New Homes for sale in Surprise, AZ New Homes for sale in Surprise, AZ

1. Who does the on-site sales agent represent? 

  • If the builder is representing both you and themselves, whose best interest do you think will take first position, you or the builder’s?  The salesperson works for and represents the builder, and although the builder does want you to have a positive experience, shouldn’t you also have independent representation?
  • Employ the services of a professional Buyer's Agent such as Realtor Todd Pooler to represent you. Your agent will be paid by the seller/builder, so their services are FREE to you! Your own agent will represent you as your fiduciary buyer advisor, and is required to disclose the positives as well as the negatives about the transaction. Builder's agents don't typically discuss drawbacks with the buyer because their fiduciary duties originate with the builder.

2. Should You Automatically Use The Builder's Lender?

  • Builders often prefer their own lender because the builder will be kept fully informed of your personal progress; it's one-stop shopping for a builder. But a builder's lender might not offer you the best deal. Moreover, the builder may own the lending company.
  • Builders often prefer their own lender because the builder will be kept fully informed of your personal progress; it's one-stop shopping for a builder. But a builder's lender might not offer you the best deal. Moreover, the builder may own the lending company.
  • Insist that your lender guarantee its Good Faith Estimate. If the lender balks or makes excuses, go elsewhere, because reputable lenders will honor that request, even though it's not required by law

3. Have You Verified Option and Upgrade Pricing

  • Determine which options and upgrades you want. Bear in mind that for many builders, the profit margin is highest in upgrades. Some builders can sell a home for almost bare construction cost because they make the bulk of their profit in the upgrades. Our agents can make recommendations on what upgrades are best done directly with the builder and which are best to wait on.
  • Find out whether your lender will lend on all the options / upgrades you have chosen. If your lender will not finance 100% of your selections, you will be required to pay for it in cash.

4. Is The Builder You Are Considering Reputable?

  • Find out whether the builder sells to investors. Some builders require all their homes to be owner occupied. Others eagerly sell as much inventory to investors as profit margins will allow. If the market suddenly dips, investors are typically the first to bail and, besides, part of the reason you are buying in a new subdivision is to be surrounded by other buyers just like you, not tenants.
  • What is the general quality of construction with the builder you are selecting?  How are they recognized in the real estate community?  This is important to understand before selecting which community to build in.

5. ALWAYS Hire A Home Inspector!

  • Always, always, always get a home inspection when you buy. And hire a licensed and accredited individual to perform the inspection. Be there for the inspection and ask questions because a new home can and often does contain defects. The HVAC system might be too small or the plumbing could be installed backwards. Construction workers make mistakes. (And let's not even talk about the mustard-stained McDonald's wrappers and soda cans stuffed in wall cavities.)
  • If the inspector calls for further inspection by another professional contractor, find out if the inspector is telling you there could be a serious issue or if the inspector isn't licensed to address that issue.

6. Review The Builder's Contract In Detail

  • The builders will use their own, standardized contract template, filled with pages of legal and construction language and detail.  Once you get to the contract-writing step, reading through all of this information is time consuming and you may or may not understand much of it.
  • Having a licensed real estate professional by your side who can review what you’re signing and help explain anything as it pertains to you and your rights as the buyer.  This includes the builder’s CC&R’s and the public report.  We are YOUR exclusive advocate!

7. Is The Price The Builder Has Listed Negotiable?

  • While the sales representative will always give the appearance that sales prices are non-negotiable, an experienced agent can use recent and historical sales data to aid in the negotiation.  This data is not always available during new construction, and the builders will not provide this information when evaluating the price you are paying.
  • Builders are just as affected by local market trends as any other seller.  When a market softens, they are more willing to negotiate.  It may or may not come in the form of price.  But, other items can sometimes be negotiated such as window treatments, appliances, landscaping and/or discounts on upgrades.

8. Can I Purchase The Home For Less Money If I'm Not Represented By An Agent? 

  • It is a common misconception that builders save money when the buyer is not represented by an agent, and subsequently will pass that savings along to the buyer.  Most builders have already worked a sales commission for buyer representation into their cost model, but if there is not an outside real estate agent being paid, the builder will just absorb the savings themselves.
  • The onsite agent is not given this savings, and the buyer is NOT given a discount for this savings.
  • Another common misconception is that onsite sales agents try to “discourage” buyers from using an agent – the onsite agents appreciate the relationship between buyer and their agent. We have relationships with ALL of the Valley new home builders and quite a few of the custom home builders as well.
  • The builder has budgeted for there to be both a commission for their agent and an agent to represent the buyer. Now if you work directly with the company agent then the Builder makes more money because they didn’t have to pay an additional Realtor fee.

9. Having Professional Representation Costs You NOTHING!

  • The builder pays your agent for not only bringing you to the community, but for also being a selling advocate in order to complete the sale.
  • Call or Text Top Realtor Todd Pooler today at (602)-432-3557 to discuss FREE representation for your next new home purchase.

New Home Tour

To schedule a private New Home Tour contact Realtor Todd Pooler by phone, text or email at (602) 432-3557 or todd@thepoolergroup.com. If you're searching for more details about building options, current sales pricing, financing options or anything else regarding newly constructed or preowned homes for sale in Surprise, AZ Realtor Todd Pooler will be able to assist you as your Buyers Agent Advisor. 

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Home Trade-in Program

Want to Sell your existing home and Buy a Newly Constructed Home with ease and confidence while earning Maximum Equity back? Check out the Home Trade-in Program. CLICK HERE to Learn More!

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Residential, Single Family - Detached
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17879 N 114th Lane, Surprise, AZ - $246,990

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To Be Built New Construction Home. This Craftsman Style Architecture Uses Flat Color Roof Tiles And Feature Large Timber Looking Posts With Stone And Brick Accents To Give This Home A Unique Craftsman Look. Some Of The Specific Features To This Ho...

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Residential, Single Family - Detached
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Stylish And Functional Single Level Home With A Split Floor Plan, 3 Bedrooms And 2 Baths. Open Concept Great Room, Dining Room And Kitchen. Covered Patio. Kitchen Comes With Granite Countertops And Stainless Steel Appliances, An Island And A Pant...

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Residential, Single Family - Detached
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The Bonita Features 2,172 Square Feet Of Spacious Living. As You Walk Up To Your New Home You Are Greeted By A Gorgeous European Cottage Stone Exterior. With Three Bedrooms, Two And A Half Bathrooms, And A Den You'll Feel Right At Home. The Gourme...

18286 W Via Montoya Drive, Surprise, AZ - $249,990

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
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To Be Built - This Popular Belice Floor Plan Has 3 Bedrooms + Flex Room To Use As You Choose, 2 Baths And 3 Car Tandem Garage. Covered Patio, Owner's Suite Has Dual Vanity Sinks And Walk-in Closet. Kitchen Has An Island And Pantry.

Photo of Listing #5927639

18216 W Foothill Drive, Surprise, AZ - $289,464

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Residential, Single Family - Detached
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  • 2 Baths
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Home To Be Built. New Construction Opportunity. Charming Neighborhood At A Centralized City Location. Enjoy The Private Community Pool And Beautiful Parks. Nearby Freeway Access For Easy Commuting. Close Proximity To Choice Of Schools, Arrowhead M...

14393 W Eugene Terrace, Surprise, AZ - $329,990

Residential, Single Family - Detached
  • 4 Beds
  • 3 Baths
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Brand New Energy-efficient Home Ready August-september 2019! A Unique Single-story Home The Lark Features A Social Living Area. The Kitchen Opens Into The Great Room And Dining Area, As Well As The Covered Back Patio Which Is Perfect For Entertain...

14349 W Eugene Terrace, Surprise, AZ - $331,790

Residential, Single Family - Detached
  • 4 Beds
  • 3 Baths
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Brand New Energy-efficient Home Ready August-september 2019! A Unique Single-story Home The Lark Features A Social Living Area.the Kitchen Opens Into The Great Room And Dining Area, As Well As The Covered Back Patio Which Is Perfect For Entertaini...

14563 W Dahlia Drive, Surprise, AZ - $339,990

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
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Single Level Home With 3 Bedrooms + Flex Space Which You Can Use As A Formal Dining, Den Or As You Choose. Multi Slide Door To The Covered Patio. 8' Garage Door And Garage Service Door. Walk-in Shower At Owner's Suite. Designer Upgrades Includ...

19027 W Shangri La Road, Surprise, AZ - $338,990

Residential, Single Family - Detached
  • 3 Beds
  • Baths
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Stylish And Functional Single Level Home With 3 Bedrooms, 2 Baths With A Flex Room To Use As You Chose. Open Concept Great Room, Dining Room And Kitchen With An Enhanced Kitchen Island. Tandem Three Car Garage For All Your Storage Needs. Covered...

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11223 N 189th Lane, Surprise, AZ - $325,990

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
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Stylish And Functional Single Level Home With 3 Bedrooms, 2 Baths. Open Concept Great Room, Dining Room And Kitchen. 12'x8' Sliding Glass Door To The Extended Covered Patio. Upgrade Tahoe Cabinets With Crown Molding. Enhanced Kitchen Countertops ...

Photo of Listing #5923285

23800 N 169th Avenue, Surprise, AZ - $459,990

Residential, Single Family - Detached
  • 4 Beds
  • 3 Baths
  • 2,958 SQFT
  • 39 DOM
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Beautiful Single-level Home Is Desirable Asante Community. A Public Report Is Available On The State Real Estate Website

23721 N 169th Avenue, Surprise, AZ - $419,990

Residential, Single Family - Detached
  • 4 Beds
  • 3 Baths
  • 3,061 SQFT
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Gorgeous Single Level Home In Desirable Asante Communitya Public Report Is Available On The State Real Estate Department's Website.

Photo of Listing #5923381

16454 W Calle Lejos Lane, Surprise, AZ - $354,990

Residential, Single Family - Detached
  • 4 Beds
  • Baths
  • 2,325 SQFT
  • 39 DOM
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Beautiful Brand New Home At The Master Planned Asante Community! Many Upgrades! A Public Report Is Available On The State Real Estate Website

14555 W Dahlia Drive, Surprise, AZ - $326,990

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
  • 1,680 SQFT
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Single Level Home With 3 Bedrooms, 2 Baths, Covered Patio, Granite Countertops In Kitchen And Owner's Suite With Dual Vanity Sinks. 8' Interior Doors. Upgrade Gas Range With Space Maker Microwave. Owne'rs Suite Has Walk-in Shower With Tile Surro...

14608 W Dahlia Drive, Surprise, AZ - $311,900

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
  • 1,486 SQFT
  • 40 DOM
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Single Level Home With 3 Bedrooms, 2 Baths, Covered Patio, Granite Countertops, Dual Vanity Sinks In Owner's Suite. Gas Range With Space Maker Microwave. Home Estimated To Be Complete In July 2019.

25616 N 162nd Drive, Surprise, AZ - $362,990

Residential, Single Family - Detached
  • 5 Beds
  • 4 Baths
  • 3,188 SQFT
  • 45 DOM
View details More Photos Save

The Prato Is A Stunning Two-story Home, Available For Move-in July 2019. This Spacious Open Floor Plan Includes 5 Bedrooms, 4 Baths, Loft And A Game Room. The Kitchen Has Gorgeous White Shaker Cabinets With Granite Countertops, Large Kitchen Islan...

19628 W Soft Wind Drive, Surprise, AZ - $399,900

Residential, Single Family - Detached
  • 4 Beds
  • 2 Baths
  • 2,331 SQFT
  • 50 DOM
View details More Photos Save

Great New Build With 4 Bedrooms, 2 Baths, 2331 Sqft, Large Kitchen With Island. The Master Bath Has A Separate Tub & Shower And A Huge Walk In Closet. There Is A Huge Extended Depth 4 Car Garage. Estimated Completion Date Is August 2019. ***pictur...

Photo of Listing #5917645

32510 N 165th Avenue, Surprise, AZ - $268,990

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
  • 1,512 SQFT
  • 51 DOM
View details More Photos Save

Monsoon Madness!!! Buyer's Angent Bonus And $3,500 Seller Concession Is Approved (see Remarks), Brand New 1,512 Sq Ft 3 Bed 2 Bath Hand Crafted Rannch Home On A One + Acre Lot With Amazing Mountain Views, No Hoa's So Bring The Horses And Toys! Hom...

Photo of Listing #5917045

11002 N 190th Drive, Surprise, AZ - $339,900

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
  • 1,987 SQFT
  • 52 DOM
View details More Photos Save

Built In 2018, This 3 Bedroom + Den, 2 Bath Home Features A Bright, Sleek, Open Floorplan. Huge 12 Ft Sliding Glass Patio Doors Look Out To Beautiful Unobstructed Mountain Views. Modern Kitchen With Stainless Steel Appliances, Quartz Counters, Ove...

14237 W Valentine Street, Surprise, AZ - $275,890

Residential, Single Family - Detached
  • 4 Beds
  • 2 Baths
  • 1,912 SQFT
  • 59 DOM
View details More Photos Save

Brand New Energy-efficient Home Ready August-september 2019! The Expansive Great Room Is Perfect For Movie Nights Or Watching The Big Game With Friends. Wheat Cabinets, Speckled Grey Granite Countertops, Neutral Carpet And Matte Taupe 12''x12'' Ti...

14270 W Valentine Street, Surprise, AZ - $283,890

Residential, Single Family - Detached
  • 4 Beds
  • 2 Baths
  • 1,912 SQFT
  • 59 DOM
View details More Photos Save

Brand New Energy-efficient Home Ready August-september 2019! The Expansive Great Room Is Perfect For Movie Nights Or Watching The Big Game With Friends. Charcoal Cabinets, White/black/garnet Granite Countertops, Sand Carpet, Smoky 18''x18'' Tile &...

14405 W Eugene Terrace, Surprise, AZ - $295,040

Residential, Single Family - Detached
  • 3 Beds
  • 2 Baths
  • 2,125 SQFT
  • 59 DOM
View details More Photos Save

Brand New Energy-efficient Home Ready July-august 2019! This Wonderful Single-story Features A Split Floorplan With The Master Suite Tucked Away In The Back Of The Home. Natural Wood Cabinets, Speckled Granite Countertops, Complimentary Carpet And...

 

Todd Pooler

Realtor & Owner

The Pooler Group

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