Lake Norman Buyers Agents – New Construction Homes

Why it is important to hire a Buyers Agent for New Construction Homes

1) The builder’s representative is often not a licensed Real Estate Agent

… but an employee of the builder. Their legal obligations to you as a buyer are different than what the NC Real Estate Commission requires of licensed brokers.

The problem is that the builder’s representative is asking many questions which buyers shouldn’t be answering that expose the buyer’s motivation for Buying a Lake Norman Home. Buyers are lulled into answering feeling like the builder’s representative is nice and professional. That type of information would not be accessible to the seller in a situation where the buyer is buying a used home because the buyer’s agent would know the info but not share it with the seller’s representative.

2) The Buyer Agent Represents You In The Transaction

…Having someone working for you will make all the difference in the world. You have a full-time job, how else could you afford this property? The Martin Real Estate Team will be there for you, when you can’t. We will explain the contract to you. We will point out where you are exposed and when you can lose your deposit. Your realtor will be there throughout the process. Your realtor may find another Lake Norman New Construction Homes project that you just may like even more.

You will have many decisions to make during the process such as the grade and quality of your kitchen cabinets, bathroom tiles, flooring. Your Lake Norman Realtor will point out upgrades that will retain their resale value and not just the most expensive material. Things that you should have and things that are not important. And most importantly- things that you can afford. Also, your agent will explain when you get an independent home inspector.

3) Communication

…is the biggest complaint that buyers have with new construction. Buyers have an understanding based on what the sales representative says and then the buyers move on to deal with the project manager who actually builds the house. Sometimes the builder will then tell the buyer something different and if there is nothing in writing to prove it was included in the contract, it is difficult to enforce. Examples of items are drainage, grading, how many steps to the front door and from the garage into the house.

4) The Buyers Agents Knows the Local Real Estate Market

…Your agent has worked with builders before. A Lake Norman Buyers Agents knows which ones are dependable and which projects are a good value. They can tell if that $5,000 credit the builder is giving you for closing or “free” upgrades is really the best deal for you. In most cases, that $5,000 is tacked on somewhere else along the way without you realizing it- either with higher lender fees or title insurance costs.

5) You Are Already Paying For It

…Especially in this buyer’s market, the builder has already budgeted into the sales price the cost of paying a buyer’s agent. Most buyers don’t know this. So what happens when the buyer does not have a buyer’s agent when buying the property? That builder has just made more money in the sale of your home. If you have not negotiated the price minus the amount of the agent’s fee, the builder will keep it for themselves. But they haven’t told you that. So, if you are already paying for it, why wouldn’t you want to hire a real estate agent to represent you? Most importantly, you need to have your agent with you BEFORE you make that first visit to a sales office. If you decide you need a buyer’s agent after you have “registered” with the builder, any Lake Norman Buyers Agents fees will come out of your pocket.

6) Final Sales Price

…Buyers need help understanding what their final sales price will be after they make all their selections. The process in our area starts with the buyer signing the contract and then the buyers go to the design center to select cabinets, appliances, etc.. Having a buyer’s agent who attends those meetings helps ensure that the information provided by any of those builder employees is documented. Buyers also need help understanding what selections and upgrades help resale and which ones just help the builder’s profit margin.

7) Zoning and adjacent land

…in a community is a very important consideration. Builder’s representatives practice how to present less desirable aspects of a lot or community to buyers to minimize questions and objections. A good Lake Norman Buyers Agents is going to explain to you how those aspects affect the resale value and how the community might change.

An example is land not owned by the builder that is currently undeveloped. It could be in the process of being developed or could be developed in the future. What type of housing or commercial buildings or the proximity of future roads that might be built is very important information a buyer should consider before purchasing a new home.

8) Contracts

…Builders usually use their own contracts that are drafted by their attorneys and are clearly written to benefit the builder over the buyer. Contracts on used homes usually use a contract drafted by the state bar that is designed to be more equally weighted between the buyer and seller.

Even if you visit a new home community before you realize you need Lake Norman Buyers Agents, it is a good idea to get a buyer’s agent involved before you make an offer. The process of buying a new home is not as simple as you might have thought.

Click on the link below for:

New Construction Homes Webpage of Subdivisions & By Town

Lake Norman Area – New Construction Homes Below

Lake Norman homes

14515 NC Hwy 73 Highway -- 4 BR, 4.1 BA
Price: $4,500,000 (5714 sqft)
Subdivision: Vista Lago
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Kathy Day | MLS # 4085004 | Active

122 Hunts Landing Drive -- 4 BR, 4.2 BA
Price: $1,797,750 (5027 sqft)
Subdivision: Hunts Landing
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Colleen Hunt | MLS # 4146308 | Contract

123 Saylors Watch Lane -- 5 BR, 5.4 BA
Price: $10,400,000 (7754 sqft)
Subdivision: Saylors Watch
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Corcoran HM Properties | MLS # 4156012 | Active

18000 Whispering Oaks Drive -- 6 BR, 6.3 BA
Price: $8,000,000 (7524 sqft)
Subdivision: Point Largo
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Corcoran HM Properties | MLS # 4161529 | Active

21437 Country Club Drive -- 6 BR, 6.3 BA
Price: $7,950,000 (8796 sqft)
Subdivision: Country Club Shores
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Helen Adams Realty | MLS # 4141805 | Active

8405 Ranger Island Marina Road -- 5 BR, 6.2 BA
Price: $7,500,000 (6490 sqft)
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Nestlewood Realty, LLC | MLS # 4137705 | Active

132 Lightship Drive -- 4 BR, 4.2 BA
Price: $7,500,000 (9794 sqft)
Subdivision: The Point
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Ideal Realty inc | MLS # 4097424 | Contract

22350 Country Club Lane -- 6 BR, 6.1 BA
Price: $6,750,000 (6460 sqft)
Subdivision: Country Club Shores
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Helen Adams Realty | MLS # 4097389 | Contract

135 Potomac Lane -- 6 BR, 6.1 BA
Price: $6,720,202 (6148 sqft)
Subdivision: The Preserve at Windsor Pointe
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Nestlewood Realty, LLC | MLS # 3851688 | Contract

8397 Ranger Island Marina Road -- 7 BR, 7.2 BA
Price: $6,500,000 (7071 sqft)
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Nestlewood Realty, LLC | MLS # 4007345 | Active

108 Sail High Court -- 5 BR, 5.2 BA
Price: $5,950,000 (6735 sqft)
Subdivision: Westview
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Ivester Jackson | MLS # 4147056 | Active

8134 Bay Pointe Drive -- 5 BR, 5.1 BA
Price: $4,950,000 (7895 sqft)
Subdivision: West Bay
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Ivester Jackson | MLS # 4134712 | Active

110 Emmaline Court -- 6 BR, 6 BA
Price: $4,500,000 (5982 sqft)
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Wilson Realty | MLS # 4150553 | Active

116 Emmaline Court -- 4 BR, 4 BA
Price: $3,850,000 (4616 sqft)
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Wilson Realty | MLS # 4150567 | Active

7683 Rabbit Circle -- 4 BR, 6.1 BA
Price: $3,075,000 (5122 sqft)
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Century 21 Lawrie | MLS # 4136182 | Active

324 Walnut Street -- 5 BR, 4.2 BA
Price: $2,985,000 (5114 sqft)
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TSG Residential | MLS # 4150747 | Active

4018 Spindrift Cove Drive -- 5 BR, 5.1 BA
Price: $2,295,000 (8761 sqft)
Subdivision: Norman Pointe
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Corcoran HM Properties | MLS # 4120995 | Active

5060 Bridge Way -- 4 BR, 4.2 BA
Price: $2,250,000 (3624 sqft)
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Carolina Realty | MLS # 4138603 | Active

4111 Cindy Lane -- 4 BR, 4.2 BA
Price: $2,195,000 (4501 sqft)
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Magnolia Real Estate | MLS # 4153636 | Active

129 Sleepy Cove Trail -- 4 BR, 4 BA
Price: $1,910,100 (3971 sqft)
Subdivision: Bay Crossing
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The Real Estate | MLS # 3936807 | Active