Lexington, Chapin, Irmo and the SC Midlands
Thinking New Construction? Talk to Your Agent Before You Walk Into the Model Home.
The model home is beautiful on purpose. The person greeting you there works for the builder. Neither of those is a problem, as long as you walk in knowing it and with someone on your side of the table.
One thing to know today: builder policies vary, and some tie agent representation to your very first contact or visit. Checking before you go is free. Trying to add representation after can be impossible.
The part nobody says out loud in the sales office
The on-site sales rep is very good at their job. Their job is the builder.
Subject to the actual relationship and South Carolina’s agency disclosure rules, the builder’s sales representative represents the seller. They can be helpful, friendly and honest, and still owe their loyalty to the other side of the contract. Buyer representation is how you get someone whose loyalty runs to you.
Registration policies vary
Some builders require that your agent register you, or accompany you, at your first visit or first contact to be recognized as your representative. Others are flexible. I do not know which policy a given community uses until I ask, which is exactly why you should send it to me first.
Representation usually costs you nothing extra
In most builder communities the builder pays a cooperating agent, and it does not change your price. Terms vary by builder and are confirmed in writing before you sign anything, so I will tell you exactly how it works for the community you are considering.
The contract is the builder’s contract
Builder purchase agreements are not the standard SC REALTORS® forms. Deposit terms, change-order rules, delay language and warranty terms are written by the builder’s attorneys. Having someone read it for you is the whole point.
What to evaluate
Six things I look at before you sign
1. The incentive, in context
“$15,000 toward closing costs with our preferred lender” is real money, and it should be weighed against the whole deal: the base price, the lot premium, the upgrades that got you to the house you actually want, and the loan terms the preferred lender is offering versus what another lender would offer. I am not a lender and will not tell you which loan to take. I will make sure you compare the total, not the headline.
2. Lot premiums, options and upgrades
The advertised price is usually the base plan on a standard lot with builder-grade finishes. Corner lots, cul-de-sacs, wooded lots and lake-facing lots carry premiums. Kitchens, flooring, cabinets and structural options add up quickly. Ask for the priced-out version of the house you want before you fall in love with the model.
3. Timelines move
Weather, materials, inspections and trades all shift completion dates. A “spring delivery” can become summer. Plan your lease, your rate lock and your moving date around a range, and read the contract’s delay language before you count on a date.
4. Inspections are still your decision
New does not mean flawless. Many buyers hire an independent inspector for a pre-drywall walk and again before closing, in addition to the county inspections and the builder’s own quality checks. Whether to do that is your call. I will tell you what other buyers in the community have done and help you schedule it if you want it.
5. HOA and community documents
New communities almost always have an HOA, and in the early phases the builder usually controls it. Read the covenants, the dues, what is and is not allowed (boats, fences, sheds, rentals) and what amenities are promised versus built.
6. Warranties
Builder warranties commonly cover workmanship, systems and structure on different schedules. Get the warranty document, understand what is covered for how long, and know how to file a claim before you need to.
Send me the community before you go
Paste the community name or the builder’s link into the form. I will check the representation policy, the current incentive, and what is actually available, then tell you whether it is worth the drive.
New construction intake
Send me the community before you go.
I will check the builder situation and follow up personally. First name and email are all that is required.
Lexington • Chapin • Irmo • MidlandsKeep going
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