Chapter 01
Should you build or buy resale?
Neither is always better. It depends on your timeline, your budget, and how much you care about having everything just the way you want it.
Building makes sense if
- You have 6 to 12+ months before you need to move
- You want a modern layout and energy efficiency
- You'd rather not deal with repairs for the first few years
- The area you want has more new communities than resale homes
Resale makes sense if
- You need to move soon
- You want mature trees, bigger lots, or an established neighborhood
- You want more room to negotiate on price
- You don't want to manage dozens of design decisions
Chapter 02
The three types of builders
Most Central Ohio new construction falls into one of three buckets. Knowing which one you're dealing with sets your expectations for price, choice, and timeline.
Production
Large builders working from a set menu of floor plans in a planned community.
- Choice
- Pick a plan, a lot, and finishes from the design center
- Best for
- Predictable pricing, faster builds, built-in amenities
- Watch for
- Upgrades that add up fast and lot premiums
Semi-custom
Builders who start from their plans but let you move walls and make bigger changes.
- Choice
- Structural changes within limits
- Best for
- Buyers who want flexibility without starting from scratch
- Watch for
- Change-order fees and timeline creep
Custom
A one-of-a-kind home designed for you, usually on land you own or buy separately.
- Choice
- Nearly everything
- Best for
- A specific vision or a specific piece of land
- Watch for
- Construction loans, allowances, and cost overruns
Chapter 03
The first visit rule (read this before you tour)
Most important tip in this guide
Many builders require your agent to be with you or registered on your very first visit to a model home or sales office. If you walk in alone and sign the guest book, you may lose the ability to have your own representation for that community.
The friendly salesperson in the model home works for the builder. Their job is to get the best deal for the builder. Your own agent works for you, negotiates incentives and upgrades, reviews the builder's contract, and keeps the build on track. In most new communities, the builder pays the buyer's agent, so having your own representation usually costs you nothing extra.
Before you tour, text me the community name. I'll register you or meet you there.
Chapter 04
The timeline, start to keys
Production homes commonly take about 6 to 10 months from contract to closing. Custom homes often run 10 to 18 months or more. Weather, permits, and supply delays can push either one.
Pick your area and budget
Narrow down school districts, commute, and price range before falling for a model home.
Get pre-approved
Talk to at least two lenders, including the builder's preferred lender, so you can compare offers.
Choose a builder, plan, and lot
Lot location affects price, privacy, and resale. Ask about lot premiums, drainage, and what will be built behind you.
Sign the purchase agreement deposit due
Expect an earnest money deposit, and often additional deposits for upgrades. Know which deposits are refundable.
Design center selections
Flooring, cabinets, counters, fixtures. This is where budgets get blown, so go in with a number.
Pre-construction meeting
Review the final plans, lot layout, and every selection before anything is built.
Foundation, framing, and mechanicals
Visit the site regularly. Take photos of what's inside the walls before drywall goes up.
Pre-drywall inspection
Your best chance to catch framing, plumbing, and electrical issues while they're easy to fix.
Final inspection and walkthrough
Build a punch list of everything that needs fixing before closing.
Closing
Sign, fund, and get your keys.
11-month warranty inspection before year one ends
Have the home inspected again before your one-year builder warranty runs out, so the builder fixes anything that shows up.
Chapter 05
The real cost: base price is just the start
The price on the brochure is the starting point. Here's what typically gets added, and what's often not included at all.
| Cost | What it is | What to do |
|---|
| Lot premium | Extra charge for a better lot: cul-de-sac, wooded, pond, walkout, bigger yard | Ask for the premium list for every available lot |
| Structural options | Basement, extra bedroom, morning room, 3rd car garage, taller ceilings | Decide these first. They can't be added later |
| Design center upgrades | Flooring, cabinets, counters, lighting, plumbing fixtures | Set an upgrade budget before your appointment |
| Not included | Window treatments, fencing, some appliances, landscaping beyond the basics, a finished basement | Ask for a written list of what's standard |
| Deposits | Earnest money plus upgrade deposits, sometimes non-refundable | Get refund terms in writing |
| HOA fees | Monthly or annual dues, plus possible start-up fees at closing | Read the HOA rules, especially on fences and sheds |
| Closing costs | Lender, title, and prepaid taxes and insurance | Compare with and without builder incentives |
Chapter 06
The Ohio property tax surprise
This catches a lot of new construction buyers. When you close, the county may still be taxing the property as land only, or as a partially finished home. Your first escrow payment gets calculated off that low number.
Once the county auditor values the finished home, the tax bill can jump. That often leaves you with an escrow shortage, which means a catch-up payment or a higher mortgage payment, sometimes by a few hundred dollars a month.
How to plan for it
Ask your lender to estimate taxes based on the full purchase price, not the current land-only bill. Then budget for the higher payment from day one. You can look up current rates on your county auditor's site, such as Franklin or Delaware County.
Chapter 07
Incentives and the builder's lender
Builders often offer incentives for using their preferred lender or title company. They can be great deals, but compare them on paper.
- Common incentives: closing cost credits, interest rate buydowns, design center credits, or a price reduction on homes that are already built.
- Get a Loan Estimate from both the builder's lender and an outside lender. Compare rate, fees, and total cash to close, not just the headline incentive.
- Ask what's negotiable. Quick move-in homes and homes near the end of a phase often have the most room.
- Read the fine print. Some incentives require you to close by a certain date or only apply to certain loan types.
Chapter 08
Which upgrades are worth it
The simple rule: pay the builder for anything that's hard or messy to change later. Do the cosmetic stuff yourself after closing, usually for less.
Worth doing with the builder
- Structural options like a bigger garage, extra room, or taller ceilings
- Basement egress windows and bathroom plumbing rough-ins
- Extra outlets, ceiling fan prewires, and under-cabinet lighting wiring
- Upgraded insulation and HVAC
- Flooring that runs under cabinets and islands
- Larger or additional windows
Often cheaper to do later
- Paint colors
- Light fixtures and ceiling fans
- Cabinet hardware and faucets
- Backsplash
- Closet systems
- Window treatments and fencing
Chapter 09
Yes, inspect a brand-new house
City inspections check for code minimums. They aren't a quality check for you. A private inspector works for you and often finds things the city and the builder missed.
- Pre-drywall: framing, plumbing, electrical, and windows while everything is visible.
- Final: before your walkthrough, so findings go on the punch list.
- 11-month: before your one-year warranty ends.
Confirm in your contract that you're allowed to bring your own inspector, and when. You'll find inspectors I trust on the Partners page.
Chapter 10
The builder contract
Builder contracts are written by the builder's attorneys and usually favor the builder. Many terms aren't negotiable, but you need to know what you're agreeing to.
- Completion dates are often estimates, not promises. Plan your lease or current home sale with a cushion.
- Deposits may be non-refundable if you back out.
- Price changes: check whether the builder can raise the price before construction starts.
- Selling your current home: ask whether a home-sale contingency is allowed.
- Appraisal and financing: know what happens if the home appraises low or your loan falls through.
- Warranty: get the written warranty and know what it covers and for how long.
I review every builder contract with my clients line by line. For complex situations, a real estate attorney is worth the cost.
FAQ
Common questions
Does it cost me anything to use my own agent on new construction?
In most new communities, the builder pays the buyer's agent commission. Confirm the specifics for each community, and register your agent on your first visit.
Can I negotiate with a production builder?
Usually not much on base price, but there's often room on incentives, closing costs, upgrades, and lot premiums, especially on quick move-in homes.
What's a quick move-in home?
A home the builder started without a buyer, often with finishes already picked. You can close in weeks or a few months instead of most of a year, and these often come with the best incentives.
What if I need to sell my current home first?
We can plan the timing so your sale lines up with your closing, look at bridge options with a lender, or target quick move-in homes. Let's map it out together.
Should I build in a community that's just starting?
Early phases can mean better pricing and lot choice, but you'll live with construction traffic for a while and amenities may not be finished yet. Ask for the community's build-out plan.
Thinking about building?
Text me the communities you're looking at before your first visit. I'll register you and send you what I know.
