What's Inside
New construction can feel straightforward on the surface — but there are details that catch buyers off guard every time. This guide walks you through the full process, from understanding builder incentives to what happens on the day you get your keys.
Types of New Construction
Dirt start, spec home, semi-custom, and custom — what each means and which one fits your timeline and goals.
Builder Incentives Explained
Rate buydowns, closing cost credits, and upgrade packages — how to evaluate them and when to compare outside lenders.
Inspections You Should Not Skip
Mechanicals, general, sewer, and warranty inspections — why building inspectors are not the same as home inspectors.
The 9-Step Timeline
From your first builder meeting to closing day — what happens at each stage so you are never caught off guard.
Questions to Ask the Builder
What to ask about warranties, price escalation clauses, lot premiums, earnest money, and design selection deadlines.
Walkthroughs and What to Watch For
Pre-construction, pre-drywall, and final blue tape walkthrough — your role at each one and what to look for.
New vs. Resale: How to Decide
A side-by-side look at when new construction makes sense and when a resale home is the stronger choice for your situation.
Key Terms and Costs Decoded
Base price, lot premiums, design center selections, earnest money, CO, and more — plain-English definitions for every term you will encounter.
Why This Guide Exists
I put this guide together because I have bought two new construction homes myself — and both times, I had an agent representing me. Having someone in your corner who understands builder contracts, knows the right questions to ask, and can coordinate inspections and repairs made a real difference. The builder's sales team works for the builder. I work for you.
My background is in teaching and law — which means I explain things clearly, flag what matters, and keep the process organized. I visited two new home builders in our area this week, and incentives are moving fast right now. If you are considering a new build, this guide will help you ask the right questions before you sign anything. — Kristen | 704-850-9870 | KristenCoulter.com
