Have you ever felt overwhelmed by the idea of building a new home? When you purchase from a track builder (Toll Brothers, Epcon, David Weekley Homes, etc), then the process is a little different than if you buy the land and start from scratch. It’s best that you go into the process knowing what to expect, so I created this new construction step-by-step guide to help you navigate to the finish line.
** Please note that it is very important for you to have your own buyer agent represent you. The on-site builder agent’s obligations are to the builder and they will not be able to advice or protect you. You need your own representation to guide you.
Choosing Your Lot
If you are lucky to catch the builder in the early stages, then you may be able to select what lot you want. Builders release their lots in phases and stages. Even though you may want a lot that backs up to woods on the other side of the neighborhood, you may need to wait until it is released for sale in order to move forward. When and how the lots are released will depend on how quickly the homes are being finished, the availability of materials and labor and the demand for the neighborhood as well.
Please note that lots have a cost to them and that cost is called a “premium”. The more desirable the lot, the higher the premium. For example, a flat lot on a cut-de-sac that backs up to privacy woods may be more more expensive than a lot that has a dramatic uphill driveway and backs up to other houses behind it. Lot premium cost may become a deciding factor when you decide to move forward.
Choosing Your Home
Almost simultaneous to choosing your lot, you need to choose what floor plan you want. Some lot sizes may only be able to have certain floor plans built on them. A narrow lot may not have the width to contain some of the wider, larger homes. So the lot size may dictate what home will fit and your options may be limited.
In addition, there are rules in certain subdivisions about what floor plans or elevations can be across from or next to another. If this is the case and your neighbor has already chosen the exact home that you want, then you may be forced to choose another option. You must be aware of this ahead of time.
Choosing Your Structural Options
Most houses come with structural options that must be decided upon before signing a contract. Screened porches, tubs vs shower stalls, walk up attics vs pull down attics, fireplaces… all of these are items that must be selected before you even sign the contract. Once the structural options are finalized, most builders will not allow you to alter your decision later. Your contract price and initial deposit will be determined by the structural options, the floor plan, the elevation and the lot premium.
Choosing Your Design Elements
Now comes the fun part! (Or perhaps the most stressful part… depending on how you look at it!) There are two ways that this may go:
- either your builder still has a design center that you will visit for a very long (several hours) appointment
- or your builder has design packages for you to choose from.
If you go to the design center, be prepared to potentially be overwhelmed. I recommend that you ask the builder how much the average buyer has spent on design options recently. It is then very important that buyers have a budget in mind before attending the meeting. Based on that, keep track of your spending and be cognizant of where you can splurge and cut corners.
Here are areas that I recommend splurging:
- Additional recessed lighting in all living spaces
- Ceiling fan mounts in all bedrooms and family spaces (not kitchen or dining areas)
- Include a ceiling fan on your screened porch
- A built-in bench in the owners shower (if offered)
- Tankless water heater
- Upgraded appliances (if offered)
Walk the model a few times before going to the design center to truly remember what all of the upgrades look like and always take pictures. Then you can decide if you can swap out some of the less expensive options for the higher end ones.
If your builder only offers design packages, then your decisions will be a lot easier. Please be aware that these are set packages… meaning that the builder will not let you swap out options from one package for another. What you see is what you will get.
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If you are interested in finding out how I can assist you with your real estate needs, click this Calendly Link to book time for us to chat.
Relocating to the Cary area? Click here for the Cary Relocation Guide.
Thinking of selling your home? Click here for the Seller’s Guide.
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