New construction looks simple — pick a floor plan, sign the contract, move in. The reality is that builders price aggressively, hold the line on base price, and then concede heavily on "incentives" most buyers don't realize are even on the table.
The base price is (usually) firm — but everything else isn't
Builders protect base price because it's how they comp future sales. But they will absolutely move on:
- Closing-cost contributions, often $10k–$25k+ in Greater Houston
- Rate buy-downs through their preferred lender
- Free or upgraded design center selections
- Free upgrades on appliances, lighting, blinds
- Lot premiums, especially on inventory homes
Inventory homes vs. build-to-order
Builders are most flexible on standing inventory — homes they need to move off the books before quarter-end. If you're flexible on floor plan, this is where the real money is.
Why having your own agent matters
The agent at the model home is paid by the builder. Their job is to close you. My job is to negotiate for you — including with builders. Their commission usually doesn't change whether you bring an agent or not, so there's no reason not to.
The builder's agent works for the builder. Yours should work for you.
If you're considering new construction in Greater Houston — Sugar Land, Katy, Riverstone, or anywhere along the new-build corridors — let's talk before you walk into the model home alone.