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Builder deals, read closely
The builder's contract was written by the builder's attorney. You should have someone on your side of the table reading it, and it costs you nothing to bring me.
Read this first
Register me before your first site visit
This is the single thing most buyers get wrong. Most builders will only recognise your agent if that agent is named the first time you walk into the sales centre. Tour on your own first and you can permanently lose representation on that community, and the builder keeps the difference. It does not reduce your price to go in alone.
Walk in with me, or tell them my name and license number at the door: Harrisson Li, RS377974. That is the whole requirement.
What actually gets negotiated
Base price is rarely the lever
Builders protect the headline price because it sets the comps for the rest of the community. The money is usually somewhere else.
- Lot premiumCorner, cul-de-sac, walkout basement, tree line, backing to open space. These are priced by the builder's own sheet and they are not always firm, particularly late in a phase.
- Upgrades against resaleSome upgrades return most of their cost at resale and some return almost nothing. Structural changes are the ones you cannot add later. Finishes usually can be, often for less than the design centre charges.
- Closing cost incentivesFrequently the largest concession available, and frequently tied to using the builder's affiliated lender. Worth taking only after you have compared that lender's rate and fees against an outside quote.
- Timeline and delay languageRead what happens if the completion date slips, what your remedy is, and whether your rate lock survives it. This is where new-build buyers get hurt.
- Warranty and the walkthroughKnow what the structural, systems and workmanship periods cover and for how long. Do a proper pre-drywall inspection and a final punch list, with an independent inspector, not just the builder's own rep.
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Two views of the same thing: individual homes, and the communities they sit in. Both filtered to new construction across Bucks, Chester, Montgomery and Delaware counties. No resale mixed in.
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New-build inventory on Bright MLS across Philadelphia, Montgomery, Bucks, Delaware and Chester. Plenty of builder communities never list on the MLS at all, which is the part I track by hand. Ask me and I will send those too.
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New-build inventory on Bright MLS across Philadelphia, Montgomery, Bucks, Delaware and Chester. Plenty of builder communities never list on the MLS at all, which is the part I track by hand. Ask me and I will send those too.
New construction list
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Quick move-in inventory, the communities that are actively selling, and the ones that never make it onto Bright MLS. Philadelphia, Bucks, Chester, Montgomery and Delaware counties.
I send it when there is something worth sending. No daily digest, no drip campaign, and I will not call you unless you ask me to.
Next step
Touring a community this weekend?
Send me the builder and the community before you go. Registering takes one message and it is the difference between having representation and not.