New Construction
What to know before you buy or sell in the new construction segment of the Scottsdale market.
You should bring your own agent to a new construction purchase, and doing so does not increase your price. Builder sales representatives work for the builder, and the builder's contract is written to protect the builder, not you. Shawn Shackelton represents buyers through lot selection, contract review, design center decisions, construction milestone walks and the final orientation, and she has been doing it in this market since 2001.
Why do I need an agent for new construction?
Because the builder contract is not the standard Arizona resale contract and it is not neutral. Deposit terms, completion date language, change order pricing, warranty scope, arbitration clauses and what happens if your financing shifts are all builder favorable by default. An agent who reads these regularly knows which terms are negotiable and which are not, and knows the pattern of issues that show up at each milestone.
Builders budget for cooperating broker compensation in advance. Bringing representation does not raise your purchase price, and not bringing it does not lower it.
Where should I spend at the design center?
Spend on the items that are expensive or disruptive to change later: structural options, electrical and plumbing rough in, window and door placement, insulation and HVAC configuration, and anything behind drywall. Defer cosmetic finishes you can replace, such as light fixtures, mirrors, window coverings and some flooring, since builder pricing on those is usually above retail.
How do lot premiums work?
A lot premium is the builder's charge for a more desirable position, and it is real money that may or may not return at resale. View lots, cul de sac positions, larger yards and preserve or golf frontage generally hold their premium. Premiums for interior positions or minor size differences frequently do not. Shawn compares the premium against resale data for similar positions before you commit.
What is the timeline?
Timelines vary with the builder, the product line and municipal permitting. Expect a range rather than a date, get the completion language in the contract reviewed, and plan your housing and financing around the later end. Rate locks and lease end dates are where new construction buyers get squeezed most often.
Other property types
New Construction questions answered
Does using a real estate agent cost more on new construction?
No. Builders account for cooperating broker compensation in their budgets, and declining representation does not reduce the price you pay. You give up advocacy without gaining a discount.
Can I negotiate with a production builder?
Base price is often firm because builders protect their comparable sales, but incentives, closing cost contributions, design center allowances, lot premiums and rate buydowns are frequently negotiable. The leverage varies with the builder's quarter and remaining inventory.
Should I get an independent inspection on a new home?
Yes. Hire your own inspector at pre drywall and again before final walkthrough. Municipal inspections check code compliance, not workmanship quality, and pre drywall is the only time anyone can see the framing, plumbing and electrical.
Let's connect
Tell me what you are trying to accomplish and by when. I will reply personally, usually the same business day.
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