Newly Constructed Homes & Development Communities

It doesn't cost you any more to be represented by a Realtor when you purchase a newly constructed home in a builders development - large or small communities. We serve as your advocate to ensure that your transaction goes as smooth as possible.

You would need to contact us BEFORE you go to the sales center so we can represent you. We must visit the sales center during your FIRST VISIT in order to represent you during the transaction.

Many times there are new homes in inventory or near completion that you might not know about. We can show them to you as well as advise and guide you through the entire home buying and/or building process.

We are knowledgeable about and familiar with many of the new home developments in the area and can help you make a good choice. We can save you valuable time and precious money! We always keep YOUR interests in the forefront while dealing with the builder. Most builders will offer you incentives if you use in-house mortgage companies or financing. We are able to analyze the Good Faith Estimate and compare it with alternatives to make sure you are getting the best overall price and mortgage deal.

We can arrange for a home inspector that will inspect your home in each phase of the construction process to minimize your risk and any mistakes that may occur.

Call us or email us today BEFORE you visit the sales center so we can protect your interests. If you purchase your newly constructed home with us representing you to the Builder or Developer then, (depending on the commission % the developer offers Buyer's reps) LuxeMark will "rebate" to you up to * 50% of our commission which gets credited to you as actual cash right on the closing statement. Use it to reduce the cash you would otherwise need for your down-payment or closing costs ! (We are talking "big bucks" here--not just token small incentives!)

* Up to a Maximum of 2% of the purchase price of the newly constructed home.

LuxeMark New Homes Cash-Back Rebate Program:
For a List of the Builders We Can Assist You With ...click here


For a List of All New Home Builders ...click here

Newly Constructed Homes >
Tips for Buyers >

New Houses
How to avoid pitfalls when buying a new house.

There's something very appealing about a brand new house -- you get to pick out the carpet, drapes and appliances, and have things designed just the way you want them. New houses are sometimes priced more reasonably than comparable old ones, often come with amenities such as pools and tennis courts, require less immediate fix-up work and are more energy-efficient.

Too often, though, the advantages of new houses are overshadowed by problems such as shoddy construction and lengthy construction delays. Here are some suggestions on how to avoid problems.

Choose the Developer, Then the House

The most important factor in buying a new house is not what you buy (that is, the particular model), but rather who you buy from. In other words, you're buying a house -- but your buying its builder too.

To Check Out a Builder, talk to:

Owners who live in the development you're considering or in a recently completed development by the same builder. If you are considering a development run by a homeowners' association, talk to existing owners -- association members -- and the board of directors. They are especially insightful sources of information.

An experienced contractor or home inspector. Have him look at the house you're considering for the quality of construction. If your house isn't built yet or is already finished, have him look at other houses the developer is in the process of building. When a house is being done, it's easy to see if construction standards are high or not.

County planning or building department staff who deal with local developers. For the best results, ask your questions positively. "Do Brady and Jones finish their projects on time, with few complaints?" will probably be answered candidly, but "Is it true Brady and Jones is a real shlock outfit?" might not be.

Real estate agents who've worked in the area for some time. Agents won't usually deal directly with new house sales, but they may have handled the resale of houses built by developers and may know their reputations.

The state or local licensing or consumer protection agency that oversees contractors, and the local Better Business Bureau. Ask about complaints filed against the developer.

Keeping Track of Construction

If the builder allows it, have your contractor or inspector give the home a once-over at least three times during construction: when the foundation is poured, when the framing is completed and when the home is finished. Have the inspector examine various systems as they are completed, including the walls, roof, plumbing, electrical and insulation systems. Even if the home is finished when you buy it, hire a home inspector to give it a thorough examination.

Visit your home site periodically during construction and take the final walk-through to catch last minute cosmetic defects. Don't close escrow on a new home until the work is completed. Otherwise, you could find yourself moving into a mess.

Be Wary of Optional Add-Ons

Many developers advertise houses at comparatively low prices to get you to come out and have a look. Once there, commissioned salespeople show you models loaded with expensive extras such as spa, fireplace, high quality carpet and big master bedroom. If you become seriously interested, the advertised price will rise as the developer tries to sell you the extras.

Buying extras lets you semi-custom design your home. But ask yourself what you really need and how much it will cost. Upgrades often add 5%-20% to the cost of a new home. To get the most for your money, follow these steps:

Take Care of Essentials First

Be practical. More electrical outlets, a fenced yard (especially if you have children or pets) and, in many areas, air conditioning, are day-to-day necessities. A fireplace and hot tub are not.

Make Sure Prices Are Fair

Some developers are less ethical in pricing extras than others. Steer clear of those who deliberately use poor-quality materials in highly visible spots in their models, almost forcing you to upgrade to over-priced substitutes.

Negotiate

Ask for one free extra for every two you buy. For example, if you pay top dollar for good carpets, tile and kitchen cabinets, ask the developer to throw in a better stove at no charge. And don't be afraid to ask for the right to buy and install extras on your own.

Investigate Warranties

You've probably heard horror stories about new houses that begin to disintegrate soon after the buyer moves in -- the roof leaks, or the basement floods after the first big rain. This shouldn't be a problem if you buy from a reputable developer -- but not all developers are reputable.

Your best bet is to buy from a developer who includes a new house warranty from an independent insurance company. Typically, they cover workmanship and materials for one year, plumbing, electrical, heating and air conditioning systems for two years and major structural defects for ten years.

You can also buy a warranty on your own, but it probably won't cover major structural defects. A typical warranty begins at the end of the first year you own your new home and runs four years. It costs about $500 for a single family home, with a $50 deductible for each claim. These warranties are often of questionable value because, much like extended warranties on cars and appliances, civil remedies for poor workmanship are already in place.

Read the Contract Carefully

Many new house contracts contain a clause saying that the model's features, such as carpets and appliances, are not necessarily the same brands you'll receive. You are guaranteed only the functional equivalent of what you see, which is typically different and costs the builder far less. Make a list of the precise features you're concerned about (with makes and models) and include it in your contract. If one developer won't accommodate you, shop elsewhere.

Get It In Writing

When dealing with a developer's sales representative, get all promises as to what will be done, and when, in writing. Before you sign the purchase contract, make sure it includes all agreed-upon changes. If you've already signed the contract when you negotiate changes, write them down in a separate document. Don't rely on oral commitments, which are notoriously unreliable and almost impossible to enforce.

Protect Yourself Against Delays

It's always best not to close escrow on a new home until the work is completed, or you could move in on top of late or unfinished construction. Some hot markets don't give you that option.

If you agree to buy a house that isn't finished (or even started), you'll be asked to sign a very one-sided contract. You'll be given numerous deadlines (to make deposits, agree to design changes, get loan approval, sell your present house and close escrow), but the developer will have great leeway -- sometimes up to a year from the target date -- to deliver the house.

Do what you can to negotiate a fairer deal. Most important, you want to establish a reasonable date at which you can cancel the contract and get all of your money back if the developer doesn't deliver the house. Again, get it in writing.

Before escrow closes, inspect the house, and don't pay your money (close escrow) unless everything is complete to your satisfaction.

If you must close escrow because you need to move in, but significant and costly work remains, insist that the necessary funds be taken out of what you're paying the developer and placed in a trust account after escrow closes. Then ask for a written agreement stating that if the work is performed on time, the money will be released to the developer; but if it isn't, the funds go to you to hire someone else to do the work. If the developer refuses, at least make a list of what needs to be done, assign a completion date to each, and have it signed by the developer. If the developer fails to make a good faith effort to do the work, you may be able to sue in small claims court if you have out-of-pocket losses, such as rent or hotel bills because you could not move in on time.

Tips For Buyers

Move-In Checklist

Remember - many of your moving expenses are tax deductible, so hang on to your receipts. Call the Internal Revenue Service and request "Tax Information On Moving Expenses" to find out which moving expenses you can deduct.

One Month Before Moving

Pick up a Change-of-Address Kit from the Post Office and send out or notify in writing of your new address:

Banks
Insurance companies
Credit card companies
Magazines and newspapers - to cancel local newspaper delivery
Doctors, dentists and other providers - to transfer drug prescriptions
Past employer - for W2 forms

Take a look around the house.

Start to think about what you don't want to take with you.
Use up perishable foods
Sell, donate or hold a garage sale for unwanted items

Prepare a list of what you want to move.

Large appliances?
Outside furniture?

For full service moves:

Get written estimates from several moving companies
Will the movers pack for you?
What items won't they move?
Get appraisals of high-value items in case of future claims
Videotape your home and its contents for future reference in case of future claims

For do-it-yourself moves

Make arrangements for truck rental and moving help, and buy packing supplies:
Boxes
Packing and masking tape
Markers
Newspapers
Twine

Start packing boxes. Mark boxes clearly as to contents and room to be placed in. Mark "Open First" clearly on boxes containing important items to be unpacked first including: Dishes
Pots and pans
Alarm clock
Bedding
Special toys
Towels
Light Bulbs
Plates
Tools - hammer, pliers, wrench

Stop by and make arrangements for picking up your important records:
Birth
Doctor
Dentist
Legal
Optician
Optometrist
School Documents
Veterinarian
Close out your bank accounts
Start a new bank account in your new area.
Transfer account from current bank?
Contact your child's new school; notify them of your upcoming move to their area.
Contact the Chamber of Commerce. Request a relocation package.

Two Weeks Before Moving

Pack your vital documents in one place:
Passports
Military records
Mortgage records
Marriage license
Birth certificates
Vehicle titles
Stock certificates
Insurance papers
Bank records
School records
Medical records

Make arrangements to disconnect your utilities.
Get refunds for any deposits made.
Have meters read.
Give new address for them to send their final bill:.
Cable (return box if necessary)
Electric
Gas
Fuel
Telephone
Water

Make arrangements to connect utilities to your New Home.
Make arrangements for cleaning your old home.
Inquire about your new Florida's auto licensing procedure and auto insurance rates.
Check with your insurance company about transferring coverage to your New Home.
Arrange to have a sitter watch your children away from the house on moving day.

One Week Before Moving

Dispose of any flammable items:
lawn mower gas
snow blower gas
paint aerosol cans

Plan what goes in the car with you:
Toys and games for kids
Special breakable items or collections
Important documents and records
Change of clothes and toiletries for your first day
Vacuum cleaner - if you want to clean right away
Toilet paper
First aid kit
Food kit with bottled water
cereal
bananas

Make travel arrangements for your pets and plants.
Purchase moving insurance if you have valuable antiques and collections.
Have your car tuned up, oil changed and ready for the trip.

The Day Before Moving

Defrost, clean and air out your refrigerator.
Clean your stove.
Make sure you have payment ready for the mover - they will not unpack without a check.
Check your moving company's payment policies.
Purchase traveler's checks for other possible expenses.
Pack your former town's phone book for future correspondence.
Get a simple breakfast ready for the next morning.
Pick up ice and beverages for moving day.
Take down curtains and curtain rods.
Get a good night's sleep!

Moving Day!

Strip your beds.
Moving company - will they disassemble the beds?
Show movers around. Make sure your possessions to be moved are inventoried with them.
Get all keys together. Put in a safe spot.
Make sure moving van driver has correct address, phone number and directions.
Confirm delivery date with movers.
Check all rooms one last time.
Remember closets and cupboards, basement and garage!
Make sure all windows and doors are locked.

Feel free to contact me if I can be of any service