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Things to consider when buying a new home

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Things to consider when buying a new home... from an industry insider

If you are a considering buying a newly-constructed home you should be aware that this is much different than buying an existing home and there are things you should know BEFORE you buy! This report will help you avoid the pitfalls some new home buyers make as well as help assure that your new home experience is a good one! To get the most out of this, you are going to want to read it all the way through as I have saved most of the "good things" about buying new for the end.

There's a price to pay for a new home.

Buying a new home, as opposed to an existing home, is generally more expensive. Why? Because if you are buying a new home, assuming it is not a distressed sale of some sort, you are going to have to pay at least 100% of the cost to acquire the lot and build the home. Plus, unless the builder does not wish to remain in the business, you will need to pay an amount that not only covers the cost to build but also covers builder's overhead related to that home and a profit to the builder. If you are buying an existing home, you are going to pay what the market will bear, or what you can negotiate. In many cases, the price you pay for an existing home will be less than the cost to replace the home.

There's a time and emotional investment too, are you prepared?

There is another "non-financial" investment you will have to invest in a new home and that is a time investment as well as an emotional investment. The time investment will vary depending on what type of new home you are buying. If you are buying a "spec" home (a home the builder built on speculation with the expectation of selling it after it is complete) then, from a time standpoint, it won't be a much different experience than buying an existing home. If you are buying a "semi-custom" home (a design offered by the builder that you are allowed to do some customization to as well as choose all finishes) then you are going to need to make yourself available to choose finishes, cabinetry, tops, floor coverings, light fixtures, plumbing fixtures, wall colors, etc. If you choose to build a custom home (designed and built specifically for you) then you must be prepared for a large time investment. You will need to spend time talking with the architect, designer and builder to assure that the house design is what you are looking for and within your budget. Then, like a semi-custom home, you will need to invest the time to make all the material and finish selections. So, what is this "emotional investment" I mentioned? Believe me, after many years as a developer and builder, I can assure you that building a home is VERY emotional for the buyer. When the buyer enters into the process informed and prepared and makes good choices along the way, the experience emotionally is wonderful and fun! When the buyer is not properly prepared, or makes bad choices, the experience can become an anguishing nightmare.

Don't go it alone...be represented and not by just anyone

Often new home buyers operate under the misconception that they don't need to be represented by a real estate agent or broker, that the builder will not allow it, or that the house will cost them more if they are represented. Considering a home purchase is, for many buyers, the largest single investment they will make, it just doesn't make sense for you to do this without being represented by a competent professional with a legal obligation to work in your best interest...especially when you don't have to pay that professional for the service! Not to mention. Granted, making good choices on the builder you buy from will help minimize the headaches and risk but this is all the more reason you need a good buyers agent with extensive new home experience! A good, new home buyers agent, will make sure you have all the information and resources available you need to make an informed decision when it comes to selecting a builder, subdivision, etc.

The reason you don't have to pay for a buyers agent to represent you (generally, there are exceptions to everything)is the same reason you don't have to pay to be represented by a buyer's agent on an existing home...the seller offers a commission to get their home sold. Ah, now the light bulb goes off and you think, if I am not represented, thereby saving the builder that portion of the commission, I'll get a better deal! While it is impossible for me to speak as to how every builder operates, I can tell you that today, most builders, particularly the larger, more established ones, are aware of the need to work with buyers agents, value their relationships with agents and have worked hard to encourage buyers agents to show their homes. In addition, many builders list their homes with real estate agents so that they will be listed in the MLS and are therefore committing to offering compensation to a selling agent. If they don't pay the selling agent, depending on the listing agreement, it may not be any savings at all to the builder, but instead just more compensation to the listing agent representing the builder. Even if there is a savings to the builder and the builder would decide to pass some of the savings along to the buyer, I can say with confidence, that a good buyers agent will most likely save you more during the course of the transaction than that little amount.

Be realistic and leave yourself some breathing room

One of the biggest mistakes I've seen new home buyers make over the years is wanting too much and stretching themselves too far. What I mean by this is often buyers will want to get the biggest house possible and focus on the maximum square footage they can get within their budget without giving enough consideration to how much options and finishes will increase the final price. When buyers stretch too far at the outset, the whole transaction becomes very emotional and stressful. Every time an additional cost is incurred as a result of trying to get what the buyer wants, the stress increases...when prices come back for the floors, cabinets and other finishes selected and the total price keeps growing, the situation go from bad to worse. I have seen several situations like this that literally almost resulted in a divorce before we could finish the house. A much better approach is to be conservative and shop homes based upon a realistic "final" price taking into consideration the options and finishes you are going to want. Once again, this is where a good buyers agent and a good builder will be an invaluable combination and both will help steer you down the right path. Also, don't forget, that with new homes, you will have a lot of additional expenses with the home you may not have had previously with existing homes purchased...such as, landscaping, irrigation systems, mailboxes, window hardware, window treatments, etc.

Get your priorities straight

Another mistake I've seen made by new home buyers is to get so focused on shopping price, particularly price per square foot, that they end up in a bad builder relationship or in a community that really wasn't what they were looking for. My suggestion would be to shop for a new home much like you would for an existing one, at least to start with. Begin by selecting the area, or areas, you would like to live in and will serve your needs, whether it be proximity to work, activities, schools or what have you. Then, once you have your areas pinned down, see what builders are building homes in those areas that are within the price range you are looking. Then, with the assistance of information provided to you by your buyers agent, you can begin the process of selecting a builder that you feel would be a good fit, or at a minimum, eliminate the ones that would not be a good fit. Then start shopping houses and remember that there is much more to price than just a square foot price. I can't tell you how many times the first question asked me from a prospective new home buyer was how much per foot was it going to cost? This is fine as long as you don't care about the quality of the space, the functionality of the space or the finishes but the fact is you do care about all that other stuff. I have seen a very well thought out and designed 2,500 square foot home that was much more functional, felt more open and larger than many 3,000 square foot homes. Again, it's quality, not quantity.

Selecting a builder

I could write a book on this topic alone, but here is the short version. Many of the builders that are in business today survived the downturn of the market that took out many home builders so that in itself says something for them. Once you have selected and area and narrowed down your builder choices, I would drive the community, or communities they are building in and see how everything looks. An advantage to the downturn is many of the developments out there today were begun years ago which means the streets, sidewalks, amenities, etc as well as some of the earlier homes are perhaps up to a few years old. This will give you an idea of how well the work was done and how well things are holding up. The next step would be to get a client list from the builder (something your agent can do for you). Oh, and not just the "happy client list" but preferably the complete list of everyone that has bought a new home from the builder. If your agent cannot obtain this list, or gets an incomplete list, he or she should be able to obtain information on the builders buyers from the tax records and other resources available.

The next step would be to contact several of the buyers, preferably in that particular development and at least some from a year or two ago, to see how they feel about the builder, their home and the community. Finally, assuming everything is ok up to this point with your builder research, I would ask my agent to schedule a meeting with the builder and/or key personnel that will be involved in the home building process. You don't need a long meeting, just long enough to ask what questions you may have and give you an opportunity to size up the person and see if your personalities mesh well and he or she is someone you are going to enjoy working with.

Last, but NOT least

First off, I am not an attorney and have not played one on TV and this is NOT legal advice. I am a 30 year veteran real estate investor, developer and broker so I'm speaking from personal experience and want to share a few things to think about:

Sale contract - Many builders have their own contract forms they wish to use. If you are doing a custom built home, or even a semi-custom built home you may not be able to avoid this as a standardized contract form (such as the REALTOR form)may not be appropriate. If this is the case, I would highly recommend you have a real estate attorney review the contract before signing it. If you are buying a spec home, then the REALTOR contract form may very well be the way to go. One thing to consider for sure if using a builder contract is to incorporate into it building inspection contingency language similar to what is in the standard Residential Contract used by the St Louis Association of REALTORS members.
Building Inspection - Perhaps the most important piece of advice contained here is that you should definitely obtain a private building inspection on the new home you are purchasing. It amazes me how many buyers and even real estate agents that seem to think since the house is new there is no reason for the inspection. In my opinion, that couldn't be farther from the truth! In fact, I believe a building inspection is more important on a new home than even an existing home. To fully explain why would take up a lot of space, however, some of the issues that often surface on inspections include: roof issues, such as lack of roof felt, or ice and water shield, lack of house wrap, improperly installed siding, poorly planned sump pump drain discharges, sewer line issues (partially filled with concrete, debris or even partially collapsed), back fill issues, foundation cracks, and more.
Mediation - many builder contracts include mediation clauses. Many people like the sound of this as courts and attorney's sound expensive and intimidating. Guess what? Mediation usually involves attorney's and is expensive and intimidating too. I personally would rather resolve any issues I have in court over a mediation or arbitration but this is something to visit with your real estate attorney. My point is to make sure you well understand what you are agreeing to.
Disbursing - Again, I could write a book on this topic alone, but if you are building a custom home that your are going to fund up front, or along the way, you are going to want to be sure that a competent, independent disbursing company is used and that your funds are fully insured through the title company. If you are buying a spec home, or semi-custom home where, other than a normal earnest deposit, you are not putting up any money until you close on the purchase, then you are probably ok just treating it like a normal home purchase.
Title Insurance - This is one of the more important aspects of this transaction. The title insurance company is the company that insures you against any title issues you may have including liens that may be levied as a result of the builder's failure to pay for work done. You want to make sure your title policy is selected by you and that you give the same care and attention to the title company selection that you gave to builder selection. You want to make sure your title insurance policy includes full mechanic's lien coverage and full survey coverage as well. The builder may strongly push for you to use the title company they select, however this is a bad idea. In many cases the builder has an ownership or financial interest in the title company (which is generally disclosed) or, at a minimum, a strong business relationship with a particular tile company, either of which may cause a title company to "insure over" a problem or defect on the title. Some would argue, why worry if you have title insurance, what do you care? The thing to remember is, just because the builders recommended title insurance company agreed to "insure over" some issue to facilitate the closing for the builder, that another title insurance company, or even the same one, be willing to insure over the same problem for the new buyer when you go to sell.
Stake survey - Make sure you get a full boundary, stake survey and there are not any encroachments. Many builders try to get you to accept the survey from their surveyor however, I would opt to obtain a survey from a different survey company. Errors or inconsistencies are more likely to be discovered by a company that is not the company that made the mistake to begin with perhaps.
Review the subdivision indentures and restrictions prior to signing a contract, or make your contract contingent upon a review of these. Some subdivisions have restrictions that are just crazy...you may not be able to paint a shed in your back yard without approval of the color, you may not be permitted to have a fence, pets may be restricted, the parking of cars, campers, trucks may be restricted, etc. You may love all the rules or you may find you wouldn't want to live with them. Find out up front, not after you move in.
Choose the right lender - Don't just shop rate! With the help of your buyers agent, talk with local lenders that have extensive new home experience with good loan programs for the new home buyer. This is a much different purchase than an existing home and you will need the ability to lock in your rate longer as well as have a loan commitment that is good for an extended period of time.

I'm Dennis Norman, one of the broker-owner's at MORE, REALTORS. I have lived in St Louis all my life and have been in the real estate business ever since graduating high school in 1979. My background includes investment, buying and selling over 2,000 homes as well as development, building and developing over $50 million worth of new homes, condos and town homes in St. Louis.

Phone (314) 332-1012
Email: Dennis@MO-RE.com
www.STLREcom

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ACTIVE Status

114 Palermo, St Peters — The Crossing at Bella Vista $281,784

Enjoy a low maintenance, free standing, carefree home by Payne Family Homes in The Crossings at Bella Vista! This 3 BD, 2 BA home has 1,450 s/f of open, smart living spac...

3 Beds
2 Baths
19079885 MLS
The Crossing at Bella Vista Bldg.
ACTIVE Status

215 Partinico, St Peters — The Crossing at Bella Vista $323,741

Enjoy a low maintenance, free standing, carefree home by Payne Family Homes in The Crossings at Bella Vista! This 3 BD, 3 BA home has 2,118 s/f of open living space inc t...

3 Beds
3 Baths
19080223 MLS
The Crossing at Bella Vista Bldg.
ACTIVE Status

5356 Trailhead, Eureka — Arbors of Rockwood Landings $244,900 ▼

New Villa Home in a Hurry. Move-In Ready Late 2019/Early 2020, Toasted Chestnut Wood Laminate Flooring in Main Living Areas, Vaulted Ceilings in Main Living Areas, Kitch...

2 Beds
2 Baths
19083071 MLS
Arbors of Rockwood Landings Bldg.
ACTIVE Status

653 Rockshire Dr., Herculaneum $199,900

NEW HOME FOR SALE: Come see what Providence Subdivision here in Herculaneum has to offer! The builder has added many upgrades to this ranch, including a coffered ceiling,...

3 Beds
2 Baths
19082793 MLS
ACTIVE Status

6 Rockshire Landing, Herculaneum $199,900

NEW CONSTRUCTION WITH IMMEDIATE POSSESSION: Don't hesitate, don't wait, this 3-BR, 2-BA ranch is ready to move into. Not only is the location just a hop, skip & jump off ...

3 Beds
2 Baths
19082739 MLS
ACTIVE Status

5345 Trailhead, Eureka — Arbors of Rockwood Landings $224,900 ▼

New Villa Home in a Hurry. Move-In Ready Late 2019. Open first floor plan with gourmet kitchen, Vaulted Ceilings in Kitchen, Breakfast Room and Family Room, Extended cent...

2 Beds
2 Baths
19082999 MLS
Arbors of Rockwood Landings Bldg.
ACTIVE Status

137 River Rock, St Paul $387,900 ▼

This home is currently under construction & will be completed by the end of January. This home has a 4 car garage made deeper & a fabulous covered patio out back for ente...

3 Beds
2 Baths
19082441 MLS
ACTIVE Status

417 Gatehouse, O'Fallon $589,900

NEW CONSTRUCTION by Fischer and Frichtel! Executive ranch home on a 1.46 AC home site backing to trees in the desirable Wyndgate Oaks neighborhood. Features of this popul...

3 Beds
2.5 Baths
19080386 MLS
ACTIVE Status

2426 Annalee, Brentwood $699,000

Just Completed ~ MRM Manlin Development Group ~ Gorgeous Design. 5 Bedroom 3.5 Bath Home in Prime Brentwood Location! Light Filled Open Floor Plan, 9' Ceilings, Hardwood ...

5 Beds
3.5 Baths
19082930 MLS
ACTIVE Status

143 Oakleigh Park, St Charles $400,515 ▲

New Construction by Fischer and Frichtel in Oakleigh Park! This popular community is conveniently located just off Hwy 94/364 & has easy access to the Great Rivers Greenw...

3 Beds
2 Baths
19080394 MLS
ACTIVE Status

719 Ramblewood, Wentzville $349,900

Announcing Meadows at Cimmaron. A new enclave of 21 custom homes, minutes to restaurants and shopping. Many lots back to trees or common ground. New 3 bedroom, 2 bath ...

3 Beds
2 Baths
19082533 MLS
ACTIVE Status

648 Lewiston, St Louis $769,000

Captivating, new construction by Genesis Development in Kirkwood! This exquisite 5 BD, 3.5 BA home has 3,440 s/f of living space. The gourmet Kit has KitchenAid SS appl, ...

5 Beds
3.5 Baths
19078804 MLS
ACTIVE Status

3529 Granger Unit #A, St Charles $361,767

Wow 4 bedroom home now under construction. Home will be ready January 2020. Located in the charming area of New Town, St. Charles, this 2 story home will steal your hear...

4 Beds
2.5 Baths
19082357 MLS
ACTIVE Status

830 Bridgewater Crossing, Villa Ridge image

830 Bridgewater Crossing, Villa Ridge $239,900

Very large family home in beautiful Bridgewater estates Lakeview in the front and trees in the back. A must to see, definitely not a drive-by. Call for your private sh...

3 Beds
2 Baths
19079428 MLS
ACTIVE Status

240 Charlestowne Place, St Charles image

240 Charlestowne Place, St Charles $211,113

New Home in a Hurry! This beautiful new two story floor plan is ideal for entertaining with an open concept kitchen. Move-In Ready Spring 2020. Toasted Chestnut Wood Lam...

3 Beds
2 Baths
19081617 MLS
ACTIVE Status

306 Palisades, St Charles $261,130

NEW HOME IN A HURRY! Popular Berwick Floorplan, Move-In Ready Spring 2020, Bourbon Bridge Toasted Chestnut Wood Laminate Flooring in Main Living Areas, Kitchen Features L...

3 Beds
2 Baths
19081603 MLS
ACTIVE Status

2260 Windswept Farms, Eureka $240,760

NEW HOME IN A HURRY! Ready Now!!! Arlington III Model Home at Windswept Farms. 3 B.R. 2.5 bath 2 story home with 2 car attached garage. Includes: Toasted Chestnut Wood L...

3 Beds
2.5 Baths
19079530 MLS
ACTIVE Status

The Tuscany- Sandfort, St Charles $360,600

McKelvey’s Newest Ranch Floorplan. Great Room is open to Kitchen and Hearth Room. Windows flank the fireplace on the back wall of the Great Room. Picture yourself working...

3 Beds
2 Baths
19081926 MLS
ACTIVE Status

7214 Geneva Manor, Unincorporated $266,220

Brittany model to be built. 1.5 story home 2 story family room Loaded with option. Still time to make color selections.

3 Beds
2.5 Baths
19081723 MLS
ACTIVE Status

305 Hampton, Hillsboro $254,900

Large custom ranch home in Lockeport Landing w/ tons of upgrades!! brick front w/ shake siding, 9ft ceilings w/ vaulted ceilings, tray ceilings, custom Anderson wood win...

3 Beds
2 Baths
19081664 MLS
ACTIVE Status

311 Bordeaux, Cottleville — Bordeaux Condominiums $176,564

Spacious, garden condo by Payne Family Homes in Cottleville! Enjoy low maint living in this wheelchair accessible, 2 BD, 2 BA condo w/1,078 s/f of open living space. The ...

2 Beds
2 Baths
19079052 MLS
Bordeaux Condominiums Bldg.
ACTIVE Status

2049 Henley Woods, Arnold $328,377

MOVE IN READY! NEW CONSTRUCTION by Payne Family Homes in Henley Woods. Located near Lone Dell Elementary School, this community has 144 home-sites in a panoramic setting ...

4 Beds
2.5 Baths
19079880 MLS
ACTIVE Status

907 Thorn Crown, Kirkwood $721,990

Stunning Builder display in private 10 home enclave in Chapelwood Estates, Kirkwood. Gorgeous exterior elevation w/ 3 car garage & 8' tall double doors. Interior boasts v...

4 Beds
3.5 Baths
19081614 MLS
ACTIVE Status

928 Thorn Crown, St Louis $621,990

This is a To Be Built home in Rolwes Company’s Chapelwood community in Kirkwood, MO. The Waverly features 3 bedrooms, 2 bathrooms, and a 3 car garage. This home offers an...

3 Beds
2 Baths
19081612 MLS
ACTIVE Status

927 Thorn Crown, St Louis $672,990

This is a To Be Built home in Rolwes Company’s Chapelwood community in Kirkwood, MO. The Bridgeport features 4 bedrooms, 3.5 bathrooms, and a 3 car garage. This home offe...

4 Beds
3.5 Baths
19081608 MLS
ACTIVE Status

120 Vista Vallarta, Union $270,000

Do you want a brand new beautiful custom built home at a reasonable price? That’s what you will get with this gorgeous coming soon listing. This home was built by the sou...

4 Beds
2 Baths
19081546 MLS
ACTIVE Status

2194 Windswept Farms, Eureka $225,174 ▲

New Home in a Hurry! Quick MOVE-IN! St James Model Home at Windswept Farms. 2 B.R. with loft, 2.5 bath 2 story home. Kitchen features 42" tall, Benton Paint White upgra...

2 Beds
2.5 Baths
19079528 MLS
ACTIVE Status

2183 Windswept Farms, Eureka $213,017

New Home in a Hurry! Quick Move IN - Popular Summerfield ranch floor plan. Kitchen features upgraded 42" tall cabinets, an extended countertop peninsula, and stainless s...

2 Beds
1 Baths
19079526 MLS
ACTIVE Status

418 Charlestowne Place, St Charles image

418 Charlestowne Place, St Charles $274,900 ▼

This 3 Bedroom Ranch home is currently under construction & will be completed in January. Features in this home include a Vaulted ceiling in the Great room, Kitchen & Br...

3 Beds
2 Baths
19080345 MLS
ACTIVE Status

#4 Muirfield Manor, O'Fallon $432,392 ▲

McKelvey Homes newest ranch plan with 2283 square feet of space and an open floor plan. This home has three bedrooms and two full baths. The open floor plan makes the hom...

3 Beds
2 Baths
19080270 MLS
ACTIVE Status

Lot 651 Stone Ridge Canyon, Wentzville image

Lot 651 Stone Ridge Canyon, Wentzville $304,900

The Tahoe III Model is Spacious & Open. This Home Sits on a WALKOUT Lot that Backs to COMMON Ground! Vaulted Ceilings, Coffer Ceiling in MB w/Custom Trim work; Custom Ma...

3 Beds
2 Baths
19080125 MLS
ACTIVE Status

Lot 646 Stone Ridge Canyon, Wentzville image

Lot 646 Stone Ridge Canyon, Wentzville $289,900

Spacious Floor Plan on a NICE WALKOUT LOT. Vaulted Ceilings in the Kit/Breakfast, GR & Master. Kitchen has 36" Painted Maple Cabinetry w/Crown Molding, Knobs/Pulls, Isl...

3 Beds
2 Baths
19080117 MLS
ACTIVE Status

Lot 650 Stone Ridge Canyon, Wentzville image

Lot 650 Stone Ridge Canyon, Wentzville $329,900

The Alta II Model is Spacious & Open w/SPLIT BEDROOMS. This Home Sits on an Awesome WALKOUT Lot that Backs to COMMON Ground! Vaulted Ceilings Kitchen/Breakfast, Great Ro...

3 Beds
2 Baths
19080110 MLS
ACTIVE Status

226 Pevely Farms, Eureka $674,900

Stunning, NEW CONSTRUCTION, inventory home in the impressive Forest at Pevely Farms neighborhood by Payne Family Homes! The Eads is an innovative ranch plan w/4 BD, 3.5 B...

4 Beds
3.5 Baths
19079881 MLS
ACTIVE Status

22 Hammond, Herculaneum $179,900

Perfect opportunity to own a brand new home. This soon to completed Spec home features a spacious living/great room, open floor plan, dining/breakfast area, kitchen with ...

3 Beds
2 Baths
19079047 MLS
ACTIVE Status

19 Hammond, Herculaneum $184,900

Perfect opportunity to own a brand new home. This soon to completed Spec home features a spacious living/great room, open floor plan, dining/breakfast area, kitchen with ...

3 Beds
2 Baths
19079067 MLS
ACTIVE Status

324 Narrow Leaf, O'Fallon $327,309 ▼

The Enclave at Cobblestone Crossing is 1 of 3 Villages offered by McBride Homes. This community is conveniently located just off Highway P in O’Fallon Missouri. The Encla...

4 Beds
2.5 Baths
19079171 MLS
ACTIVE Status

805 Hazy Hills, Lake St Louis $332,730

New Home in a Hurry -- New 2 Story Home in a Hurry. Sequoia Model by McBride Homes. This popular model includes: Chestnut Wood Laminate flooring in Main Living Areas, K...

4 Beds
2.5 Baths
19079113 MLS
ACTIVE Status

1242 Westrun, Ballwin $438,777 ▼

New Home in a Hurry! Move-In Ready March 2020. Beautiful New Home community in a great location. This Popular *SEQUOIA MODEL* Kitchen Features Flagstone 42" Tall Wall Cab...

4 Beds
2.5 Baths
19079073 MLS
ACTIVE Status

247 Turning Mill, Wentzville $261,162

NEW HOME IN A HURRY! Move-In Ready January 2020. This Hickory Ranch Model by McBride Homes includes: Chestnut Wood Laminate Flooring in Main Living Areas, Kitchen Feature...

3 Beds
2 Baths
19079063 MLS
ACTIVE Status

426 Dusty Brook, O'Fallon $252,144

New Home in a Hurry! New Ranch Model Home (Aspen II). Open Ranch Design on a beautiful homesite backing to trees and common ground!! 3 bedroom 2 bath w/ 2 car attached g...

3 Beds
2 Baths
19078782 MLS
ACTIVE Status

3406 Broad, St Charles $289,900 ▼

NEW HOME IN A HURRY Beautiful home with a double wrap around porch showcasing the stunning views from the 1st & 2nd porch. There is nothing in metro St. Louis quite like ...

3 Beds
2.5 Baths
19078239 MLS
ACTIVE Status

6 Fienup Farms, Chesterfield $711,323

New Construction home with estimated completion January 2020. Pin Oak 1 ½ story floorplan on homesite backing to woods and common ground, 3 car front entry garage, Full w...