7 Reasons To Use a New Construction Realtor-
Always Look At Models With A Realtor-
New Construction Home Realtors are unique. Every Realtor in town says that they are a New Construction Home Realtor and KNOW that there is a difference. We have each specialized in and sold hundreds of new construction homes in Las Vegas, Henderson, and N. Las Vegas.
With a former career as a Nevada Building Engineer, I told Las Vegas’ large new home builders how to build their homes. Technology for the materials that homes are made of and the products included in these homes have continually changed and homes are now pretty amazing! Utility bills are lower because homes stay warmer and cooler.
Besides these being great features, the cost of a new construction home goes up because of these great features. There are numerous liabilities, options, green products and ways to build a home that you need to go into this large investment educated about. You or your Realtor needs to know construction as well as contracts. With how quickly homes are built in Southern Nevada, building experience is invaluable.
Some things you may not know are listed below:
1. Tract Sales Agents Work for the Builder- Not You!
Realtors are paid by the Builder when you buy a New Construction Home. You pay the sale for a home if you have representation or not. What you may not know is that Builder Tract Sales Agents Work For The Builder. This is deceptive because they are so nice and knowledgeable and helpful. They’ll offer you water and cookies. Know This: They are only there to help you choose to buy a home in THEIR DEVELOPMENT.
When you do a sales contract, they have you sign forms saying they do not represent you even though they sure seem like they do. There are questions they cannot answer and contracts are ALWAYS in the builder’s best interest since their attorneys write them.
2. It Costs You Nothing!
WE ARE FREE! Builders in Nevada, and many states, pay Realtors to bring their clients to see a new home community for the first visit. If you go to a new home community for a first visit without your Realtor, you will not be entitled to FREE representation by a Realtor. Representation can be so important in some cases, that we have had people pay us themselves. Get us for FRee!
By going on the first visit with a Realtor, you get the benefits of the Realtor’s knowledge and assistance without any cost to you! Definitely, see new construction homes with a Realtor the first time you look! You can then do subsequent visits without the Realtor.
3. You’ll Save Time and Money
New Construction Home Realtors will save you time and money in many ways. We have wonderful programs that take your wish list and narrow down your choices of subdivisions that fit your needs, in the area you desire. If you are unsure of which area to relocate to, we educate you on areas before looking at homes. We call this “The Three Hour Tour.” Then we look at specific homes and subdivisions in the area you choose so you are not wasting your time. No reason to look at apples when you want oranges!
Experienced New Construction Home Realtors will know the area and possibly what the future building plans are for the area. Hopefully, they’ll be familiar with scary clauses in a specific builder’s sales contract- many have them. Your Realtors should be aware of all of the local builder’s reputations. Contracts in 2021 are ALL in the builder’s favor. Watch out for your money or have a Realtor who knows New Construction Homes and each builder’s contract well.
Just because you are looking at a National Builder’s subdivision, it doesn’t mean that every subcontractor’s workers that work on a house are skilled. Rightly so, a Las Vegas Builder will have a different reputation here compared to other states depending on their building team. Trust but verify!
5. Housing Upgrades and Options
When building a home by choosing the lot and house to put on that lot, builders have option cut-off dates. There are both structural options and design options. A Realtor can assist you with questions and concerns you’ll have in these areas. Many options cannot be added after drywall is nailed on so if cut-off dates have passed, they can usually refer you to a quality tradesperson. Tradespeople take good care of our referrals because they want more.
Regardless of what stage of construction your home is at, most builders still allow you to choose the flooring. Sometimes completed homes- “Standing Inventory”- have incentives due to them having already made design choices. We ask and often get them incentives even when they are not offered. It never hurts to ask and they want to make Realtors happy so we will bring back more of our clients!
Many builders typically have their own lending company in today’s world. Interest rates and fees are negotiable no matter which company you contact. Sometimes a builder will give great incentives to use their lenders because they make money on your loan too.
Watch out. Still compare rates and fees with at least 2 other lenders because the interest rate you are charged can be higher to pay for these incentives. If they are higher, compare the cost of the incentive vs. the interest rate difference before writing their lender off. Ease and speed are also factors to consider.
Always check with 3 Lenders before deciding who to use. Call the builder’s lender, your bank, and a Realtor referral. Read more in our blog about interviewing a lender and interest rate questions. Realtors are familiar with local Lenders and can refer you to a loan company with low costs and great service.
Note: Every state has different licensing laws and timeframes that a lender must comply with. When using an online or out-of-state lender, see what their timelines are and add a week to make sure you can meet your closing date.
7. Walk-thru and New Home Orientation
When a home is complete, there is a walkthrough with the homeowners to explain how the home operates. We have done hundreds of these and we often see construction details that are incorrect and will show them to you. Many Realtors assist you and go to this part of the process.
As New Construction Home Realtors, we gift a New Construction Home Inspection to our clients. Inspections are extremely important. If you do not have a Realtor who doesn’t pay an inspector to protect you, we suggest that you hire a New Construction Home Inspection Company (not a resale home company). Most homes have enough problems that their services will more than pay for themselves in mechanical and energy savings.
If you do not have the roof and attic inspected within the first year, often your builder’s warranty expires. We suggest that you have an inspection before occupying the home. If you miss a defect and the warranty expires before you sell your home, think about who pays for a repair found by a resale home inspector. Please, get an inspection.
The Best New Construction Realtor
The Kurt Grosse Team- Kurt Grosse with Realty One Group is a retired Nevada building engineer (before becoming a Realtor) who told the largest builders in town how to put their homes together. When there was a problem he was the guy who told them how to fix it. When he or someone on his team, sell a new home, our clients will have free weekly Construction Monitoring done by Kurt as your home is being built.
We will send you weekly photos and/or videos of your home for your records even if you live in town. Kurt will do the framing walk-thru with the builder with you or for you. Every option is identified by him and verified as being there. This means that you also get his 30+ years of construction and real estate expertise working for you at no cost! With how quickly homes are built and all of the new technology being used, his services are invaluable!
Our office tracks Builder Options cut-off dates and we remind you. At your New Home Orientation and Walk-Thru, we hire the best New Construction Home Inspector FOR you as a gift. We protect you in every way we can.
Choosing Your Agent For A New Home
Realtors are all different. We are a unique team in Las Vegas because We Protect You! There are other Realtors who offer similar services in other cities, you just have to look for them. We may know a Realtor with similar skills in another city and can refer you- just call and ask! 702-750-7599
If you’re working with a Realtor, Ask Questions. See what your Realtor does for you at new construction developments. Some Realtors take you there, register you with the builder and you may see them at the closing. Others register you, sit while you sign the contract, and go to the design center with you then you’ll see them at the walk-thru to chat.
Because we know about construction, building, and how builders operate, we offer value. You do not need help choosing a cabinet color or self-clean vs. regular stoves… You need to make sure the largest investment most people have is built correctly. If you don’t find out issues now, the inspector when you sell the home may find some and you pay for them, not the builder.
We have the same philosophy when we show you pre-owned homes. As you look to see if a home fits your criteria, we look for signs of flaws. Bowed walls, broken window seals, hot spots in a room, mold, etc. As you look at the lovely pool, we look at the yard’s drainage, walls, and the paint and stucco on the house.
If you want a Realtor who doesn’t just say “I can sell new homes” but one who knows them and is there to Protect You, give us a call at 702-750-7599 or fill out our contact form. We are full-service Realtors so we will help you in any way we can. Also, you can search for new homes below but I promise its WAY easier if we do it and send you the results.
Written by: Terri Grosse with Realty One Group in Las Vegas. Terri has sold Las Vegas Valley real estate since 1993. Her husband Kurt Grosse joined her team in 1996 to sell new construction homes. Together they quickly becoming a Las Vegas Top-Producing Realtor Team specializing in new construction. Contact them for a consultation appointment today at 702-750-7599.
There are over 1000 floor plans offered in 250 neighborhoods in Las Vegas. Feel free to look knowing that we have more refined filters to narrow your choices. Call us anytime to do a home search for you and we’ll email you the results. When you’re ready, let’s open some doors and find you a house.