Buying a new construction home does not require a Realtor, and many buyers choose to work directly with the builder’s sales representative in the model home.
You can register, select a lot, and purchase a new build without a Realtor, but you take on every step of the buying process yourself. That includes comparing new developments and nearby resale home comps, reading new construction contracts that differ from traditional real estate forms, arranging a private home inspection, and tracking deadlines.
Many home buyers still use a Realtor for new construction because an experienced agent understands the new construction process and the way construction sales actually run. A knowledgeable agent can help you find suitable floor plans, explain which upgrade choices are structural versus design center, and show how the construction timeline may affect rate locks and appraisals.
If you want representation, ask the builder to record your agent on your first visit so your ability to use a Realtor is preserved.
What Does a Realtor Do When You’re Buying a New Construction Home?
A Realtor representing you acts as a project manager and context-setter during a new construction home purchase.
The agent compares pricing across new homes and resale comps, flags upgrades that add value, and explains trade-offs when you purchase new construction versus a resale home.
On paperwork, the agent tracks contingency dates, requests builder confirmations in writing, and keeps the real estate transaction aligned with the schedule posted by the home builder.
Will the Builder’s Agent Represent You?
The sales representative in the model home usually represents the builder.
Agency laws vary by state, but the common pattern is representation for the seller, not for the buyer. Some states allow a transaction-broker role that facilitates paperwork without advocacy. If you want someone obligated to advance your interests, you need a real estate agent for new construction who is your representative, not the builder’s.
Ask for the agency disclosure in writing, and clarify whether the person across the table is your advocate or the builder’s.
How Can a Realtor Help You Navigate the Builder Process?
Working with a Realtor starts with timing. Many builders require real estate agents to bring clients on the first visit or to register online in advance, and late registration can limit representation.
An experienced real estate agent who understands new builds will confirm permit milestones, recommend a pre-drywall inspection, and attend the blue-tape walkthrough to make sure items land on the punch list. Outside the house, your agent can verify assessments, read recorded covenants at the county site, and confirm final inspections and the Certificate of Occupancy.
A good Realtor will also coordinate with your lender on appraisal timing and help you compare the builder’s preferred lender offer to an outside quote so you can get the best possible terms.
Does It Cost Extra to Use a Realtor for New Construction?
In most communities, the builder pays the real estate agent who brings the buyer, and you usually do not pay the real estate agent directly.
That compensation is negotiated between the builder and the listing brokerage and is typically not a new line item on your Closing Disclosure.
Incentives, such as rate buydowns or title credits, may be tied to the preferred lender or title company, so always compare the total package using the standardized Loan Estimate. Realtor commissions are negotiable and vary by agreement and market conditions.
If you plan to use an agent to buy a new home, register your Realtor at the first contact to avoid confusion about who will be paid.
When Should You Bring a Realtor Into the Process?
Bring a Realtor before you click Schedule a Tour or walk into the model home.
Early involvement preserves your ability to use an agent, and it lets your Realtor review the phase map, lot release schedule, and upgrade pricing before the best views are gone.
If you already registered without a Realtor, tell your agent immediately. Some builders allow an add-on within a short window.
Is a Realtor Really Necessary for New Builds?
You do not need a Realtor to purchase a new construction home, and buying without a Realtor is permitted.
The pros of using a Realtor include pricing context, process management, and an advocate when schedules slip.
The cons of using a Realtor are limited, but a few builders restrict who can be added after the first contact.
If you are comfortable reading new construction contracts, checking city permits, arranging private inspections, and comparing lender offers, you might work directly with the builder.
If you want an experienced agent who has completed many new construction transactions and understands that new construction may involve unique deadlines, using a Realtor for a new build often helps you get the best deal realistically available.
FAQs About Using a Realtor When Buying a New Construction Home
Can I buy a new construction home without an agent and still negotiate?
Yes. Buying a home without an agent is allowed, and you can ask for price, upgrades, or closing credits. Leverage depends on inventory, phase, and timing in the buying process.
Do I need a real estate agent to buy a new construction home if the city inspects the house?
You do not need a Realtor, but a private home inspection plus a pre-drywall inspection can catch workmanship issues that municipal code checks do not address. A Realtor with experience in the new construction process can help schedule and interpret those reports.
Will using a Realtor reduce my builder incentives or make me pay the real estate agent?
Usually no. Most builders set aside compensation for the buyer’s agent, and you do not pay the real estate agent directly. Always compare the total offer to see how incentives affect Cash to Close.
What are the pros and cons of using a Realtor for new construction?
Pros include representation, pricing context across new developments and resale comps, and help coordinating inspections and deadlines. Cons are mainly procedural, such as registration rules that require a Realtor to be listed on your first visit.
Can a Realtor help me find the perfect home and get a better deal?
A Realtor who is experienced with new homes can help you find your future home, explain upgrade value, and structure requests that fit the builder’s sales calendar. No agent can guarantee outcomes, but a real estate agent who understands builders can help you get the best possible terms.
Do I need a real estate agent if I plan a custom home?
Not required, but hiring a real estate agent to buy or build a custom home adds process knowledge about soils, utilities, change orders, and allowances. An experienced real estate agent to buy a custom or semi-custom plan can reduce costly surprises.
If I have already met the sales representative, can I still use a Realtor when buying a new home?
Sometimes. Policies vary by home builder, and some allow a Realtor to be added for a short period after first contact. Ask the builder in writing and include your agent on all future communication.
