Should I use a Realtor if I’m buying new construction from a builder?


I’m often asked, “Should I use a Realtor if I’m buying new construction from a builder”.  The short answer is yes and here are the main reasons why.

Representation – The real estate representative in the builder’s sales office represents the builder’s best interest not yours.  An independent real estate agent represents your interests and advocates on your behalf.  Additionally, a real estate agent will help you get the most value for the least amount of money and make the real estate transaction easy and frustration free.

What you See is not What you Get – You tour the model and it looks great.  The problem is the model isn’t the base price of $350,000 being advertised, it’s $450,000 because of all the upgrades.  Top tier granite countertops, crown molding, upgraded appliances, built-in bookshelves and trey ceilings are usually upgrades and they add up.  And, that price may not include the lot price! A realtor representing your interests will help make sure you’re aware of what’s included in the base price and what’s extra. Then they will send you to the “Design Center” Those beautiful lights in the bathroom, probably an upgrade.

Agent Fees – Buyers do not pay the real estate agent fees, the seller or builder does.  Builders view commissions to real estate agents as part of their cost of doing business.  In fact, they rely on outside agents to bring clients to them.  Builders will not credit buyers the commission they would otherwise pay to a Realtor.  If they were to do so, realtors would no longer bring clients through the builder’s doors and ultimately it would impact their future sales. Therefore, there is no downside and no cost on your end to have an outside agent represent you.

Negotiations – You may be a great negotiator.  Even good negotiators have told me they are more effective when they negotiate for other people than they are when they negotiate for themselves because they don’t have an emotional connection to what they’re buying.  An agent will look at the transaction from a dollars and sense perspective without being swayed by emotions.  A good Realtor will also know what is and what is not negotiable and as you can imagine it varies by builder.  For example, did you know many builders will cover some closing costs? Include a warranty? Include free upgrades? Builders are far more likely to negotiate on fees or upgrades than they are on price. An experienced agent will help guide you through negotiations and ensure you are getting the most for your money. As your agent I will ensure all the terms agreed upon are included in the contract.

Inspections – You may want to consider a home inspection when buying new construction. A builder doesn’t necessarily want to inspect itself and if they did would you trust they have your best interest in mind? Oftentimes, homeowners think a new home warranty will cover any issues that arise. In certain instances, it does not. A good real estate agent will have relationships with multiple independent inspectors who will look out for your best interest. An excellent realtor will even help the homeowners set the appointment with the inspector and review the inspector’s report to identify potential areas of negotiation, corrections, repairs or replacements with the builder.

Financing – When you are buying new construction, the builder usually offers financing with their preferred lender. But is it the best financing available? Even a small increase in the interest rate could have a significant impact on your monthly payment or the total amount you pay for the home with closing costs. As your experienced real estate agent, we will be able to connect you with our in house lending and you can compare rates.  Remember, nothing is free.

Contract – How familiar are you with a real estate contract?  Do you know what to look for to make sure you are receiving all the benefits you’re supposed to receive? Are you aware of any hidden fees or community fees?  A real estate agent is an expert in the industry who is there to provide guidance throughout a real estate transaction. We review real estate contracts regularly and know what to look for to ensure everything is correct and answer questions pertaining to the contract.  

Quality of Construction – How familiar are you with the builder? What’s their reputation? What is the quality of their construction? There are hundreds of builders in Colorado. Some National and some Local.  There’s a good chance we already have a working relationship with the builder and community for which you are interested.

Are you thinking of buying new construction? Don’t go it alone, let me help you.

Top 10 Selling Tips

  1. Clean Up The Outside

Never underestimate the first impression your home marks. Contrary to popular belief the first thing people will notice about your home is actually the outside. Keep your front and back lawn trimmed and neat. You should also keep the exterior of the house clean and repair the gutter, chimney and roof before selling a home.

  1. Clean Up The Inside

Get started by getting rid of the clutter. It also helps to keep the interior walls a neutral color such as an off-white. This appeals to buyers and also makes a room look cleaner and more spacious. You should repair any holes in your walls or ceilings, clean up your carpets, and wash down your tiles and wooden floors. Also repair any plumbing problems. Your house must have no leaks.

  1. Get Professional Advice

The best people to ask about the real estate market in your area is a trained real estate adviser. Find an agent that you are comfortable with and you are sure is on your side. Having them is among the best decisions you can make when trying to sell a home.

  1. The Smell

If your house smells it’s going to scare away a buyer. Get rid of any cigarette or pet odors. Consider buying an air filter to help remove these smells for you. Getting a HEPA or an ionic filter can get rid of smells and clean up the air. Also generate some good smells by buying some potpourri or doing some baking on the day a potential buyer stops by. Who doesn’t love the smell of freshly baked cookies?

  1. Have a Home Inspection Done

A licensed home inspector will be able to tell you what repairs you need to make before trying to sell your home. A home inspection also lets you set a good price for your home and bring any potential safety issues to your attention. This could be problems like asbestos, radon or mold. You also receive an inspection report that you can show a potential buyer to alleviate their concerns and even remove the need for them to have the home inspected.

  1. Be Reasonable With The Price

You should have your agent perform a Current Market Analysis (CMA). It analyses the selling prices of homes that have been sold in your neighborhood that are similar to yours. There are other factors that go into setting a price too. Think about the location of your home, any special features it has (central heating or a pool), schools in your area and the economic situation of where you live.

  1. Timing is Everything

One thing to remember is that the longer your home sits on the market the less likely it is to sell. The best time to list your home is during the spring or the fall. This is when home buyers are typically looking for a house. The market is slowest during mid-summer and mid-winter so avoid trying to sell then. The longer your home sits on the market the more expenses build up too. Get it sold quick by listing it at the right time.

  1. Market your Home

You need to market your home. Here are some things you absolutely have to do when marketing your home either offline or online. You need to have a thorough description of your home that is short and to the point. You should also use a lot of photos to showcase your home so people can see it for themselves. Show off your home and not the things inside it.

  1. Set The Stage

A real estate agent may know a lot about selling and closing but they don’t always know a lot about design. It can be difficult to get a home ready to sell without bringing in some professional assistance. You should consult a professional home stager. These are people who are great at preparing your home and getting it ready to be resold. They get rid of the clutter in your home, rearrange the furniture, and can even help you improve the curbside appeal of your home. When you bring in a home stager you create the perfect first impression for your home.

  1. Get Out The Way

When an agent is showcasing your home to a potential buyer or opening the house up for you then get out of the way. This way a buyer can evaluate your home without running the risk of offending you. They can be honest about how they feel and come to a proper decision. It also stops you from worrying about (and actually hearing) how people feel about your home. When you stick around you just chase off potential buyers.

Why Harmony Brokers?

Ask yourself why should you pay $1000’s more for the same service??  We ask ourselves that question all the time and believe you can receive quality FULL SERVICE at a lower cost to you.

Our concept is simple:

  • NO Hidden Fees
  • Full Market Analysis
  • Listing posted through ALL websites
  • Expert Guidance through every step
  • Signage, Lockbox, Open Houses and Marketing Materials

Contact us today to find out more.  As always our clients are our number one priority.


Top 10 Tips for Buyers

  1. Have a Plan

If you’re getting into real estate then you need to be able to think about what the future will bring. If you plan on moving in the next five years then you should purchase a home that doesn’t need a lot of repair and maintenance work done. If you want to live in your new home for the long run then you can consider a home that needs renovating.

  1. Do Your Research

You should use online tools to search for a property so you are aware of how the real estate market is doing. You want to look at other homes in the area that you can reasonably afford. Meet with your realtor and ask them to run a comparative market analysis for you to ensure that you are getting a good deal on the home. The best real estate agents are able to teach you about this aspect of buying a home.

  1. Get Professional Advice

The best people to ask about the real estate market in your area is a trained real estate adviser. Find an agent that you are comfortable with and you are sure is on your side. Having them is among the best decisions you can make when looking for a home.

  1. Understand Credit Ratings and Their Impact

In the current real estate market it’s really important that you know and understand your credit rating so that you understand what you qualify for. Have a chat with your real estate adviser to be referred to a mortgage broker. They can get you pre-qualified for a loan and let you know exactly how much money you have to play with.

  1. The Little Things Matter

You should tell your realtor as much as you can about what you want and what you expect out of your new home. Tell them your desires as far as local amenities, transport, schools, shopping, and everything else goes. With this information your realtor will be able to find the home that is perfect for you.

  1. Don’t Forget a Home Inspection

This is something that almost everyone overlooks when they buy a new home. Before placing an offer down for a home you should have it inspected by an independent authorized inspector. You should pay for this inspection yourself so that you aren’t saddled with a house that is more damaged than you realise and will cost a fortune in repairs. If you’re happy with what the inspector tells you then make your offer. If not then you are in a position to negotiate for a lower price or just move on.

  1. Photograph Everything

Everybody has a digital camera these days thanks to smartphones. You need to take a lot of photos of your potential new home. Photograph the bedroom, kitchen and bathroom at least. This way you can look at the photos if you want to remember a specific detail or what the rooms looked like.

  1. Sign up For Emails About Properties You’re Interested In
These days you can just have a realtor email you with information about a property that matches your needs and wants. You’ll automatically get an email about a property that you’ll be interested in. You can sign up here to get new listings delivered right to your your email. 


  1. Schools are Important

You should always buy a home in a district with good schools whether you have children or you don’t. This way the home will be worth more on the resale market so you’ll have an easier time selling it later on.

  1. Most Importantly of All: Have Fun!

Finding and buying a new home should always be a fun and pleasurable experience whether you’re a first time buyer or an experienced real estate connoisseur. Let the realtor and their knowledge and expertise remove the stress so you can focus on the excitement of finding a new home.

How you Save with Harmony Brokers?

What would you do with an extra $7500 in your pocket?

In a typical $300000 listing



HARMONY BROKERS SAVES YOU $7500 and has proven to get your home sold in the same amount of time at top dollar.