Are you ready to buy a home, but you don't know where to start? One of the most important steps could make or break your entire home buying experience. Here's everything you need to know, starting with the step most buyers skip.
Key Takeaways
- The buyer consultation, your first official meeting with your agent, is one of the most important steps in the entire process, not an optional formality.
- Get pre-qualified with a trusted local lender before you start touring, and make sure you have their direct cell number, including weekends.
- Never visit new construction model homes for the first time without your agent, the sales consultant works for the builder, not for you.
- Base pricing on new builds often doesn't include much. Many buyers spend 20% or more above base price on upgrades.
- Spec homes can close in as little as 30 days if you don't want to wait 6 to 8 months for a from-scratch build.
- Builder representation is typically free to you, the builder pays your agent's commission in most cases.
If you're looking for a home in Arizona, our team would love to help. Learn more about us online.
Start With a Buyer Consultation, Not a Home Search
https://youtu.be/UklreOF3Lgc?si=J_wH1bNdAmpYyy6o
A buyer consultation is essentially your first official meeting with your real estate agent. It can happen in person, over the phone, or on Zoom, whatever works best for you, and it can happen as soon as you decide you're ready to buy.
The purpose of this meeting is for your agent to get to know you: what's important to you in a home, your lifestyle, your must-haves, and your deal breakers. This is your chance to really communicate what you're looking for so your agent can help you find your perfect home. A good buyer consultation sets the foundation for a smooth home buying experience. It gives your agent the tools to represent you well, helps you understand your financial picture, and makes sure everyone is on the same page from day one.
Get Pre-Qualified Before You Start Touring
If you're unsure about your budget, or you want to know how much home you can realistically afford, it's a great idea to speak with a lender and get pre-qualified before your consultation. Your agent can always recommend a trusted lender, they often have a list of professionals they know and trust. Remember, your agent can make or break whether you get your dream home, but your lender can too.
A local lender can especially help, since guidelines and requirements can vary by state, and having someone who knows your market inside and out is a real advantage. Your lender can also explain down payment assistance programs, walk you through the loan process, and more. Make sure you have your lender's direct cell phone number and confirm they're available on weekends. When it's time to write an offer, your lender may need to talk directly to the listing agent to explain that you're a qualified, serious buyer, and that can make a huge difference in a competitive market.
Why Who You Work With Matters
A lot of people think real estate agents just open doors, but it's so much more than that. Experienced agents have relationships with local agents, access to off-market inventory, and the tools and technology to find homes before they even hit the market. And if your dream home happens to have multiple offers, you'll absolutely want an experienced agent on the other side to negotiate and guide you through the process.
After your buyer consultation, and once you've signed your buyer broker agreement, an employment agreement between you and your agent, you'll be set up on a personalized search with access to coming-soon listings and potentially off-market homes that aren't available on Zillow.
Timing Your Search
We usually recommend starting to physically go out and look at homes when you're about 90 days away from being able to close, unless you're interested in a brand new build, which could take 6 to 8 months to construct. Your agent can explain the entire process from start to finish, and there are a lot of moving parts: deadlines, contingencies, and more, when purchasing a home.
Buying New Construction: What You Need to Know
https://youtu.be/QC6IA4B6YlY?si=oaqt5vmmitpYR7DC
If you're considering a brand new home, there's a whole separate playbook worth knowing.
Never Visit a Model Home Without Your Agent
The sales consultant in the model home works for the builder, not for you. If you go in unrepresented and decide to buy, you risk being unrepresented throughout the entire process, which is genuinely risky. That's why you'll often see a sign on the model home door saying you need your agent with you on your first visit. Once you're registered, you can go back as many times as you want on your own.
Not sure who to call first, agent or lender? Let's walk through it together.
Use NewHomeSource.com to Compare Builders
This site brings all the builders together in one place so you can see prices, floor plans, and community details without visiting each builder's website individually. It's a huge timesaver and gives you a solid overview before you ever step into a model home.
The Base Price You See Online Might Not Include Much
If you're building from scratch, you may need to add a lot of upgrades to make the home look like the model. Base pricing typically includes basic flooring and limited upgrades on a standard lot, and many buyers spend 20% or more above the base price on upgrades. Builder upgrade pricing is usually a lot more than what you could pay for the same upgrades after closing, so your agent can help advise you on what to do during construction versus what to save for later. Prime lots, like big corner lots, usually carry a lot premium too.
You Don't Always Have to Wait 6 to 8 Months
Many builders have spec homes, already built or nearly complete, that can be ready in as little as 30 days. You typically can't choose your own upgrades in these homes, but builders often offer extra incentives to sell them quickly. Most builders only require a small earnest deposit to lock in pricing, so you don't start paying your mortgage or down payment until you get the keys.
Builders Are Offering Real Incentives Right Now
Low interest rates, free pools, free upgrades, even free closing costs. With the right agent, you may be able to negotiate even better. Just know that builders care about the overall value of the neighborhood, if one buyer gets a massive deal that isn't available to others, it can affect appraisals and values across the community. This is exactly where an experienced agent earns their keep, negotiating smartly within those guidelines.
Your Representation Is Typically Free
The builder pays your agent in most cases, so having representation doesn't cost you anything extra. Buyers sometimes ask if they can get a better deal without an agent, and usually the answer is no. Having an agent often saves you money and protects you throughout the process.
A few more insider tips: always read the builder contract carefully, since builder contracts can have unique clauses you won't see in a traditional resale. Ask about warranty coverage and what's included, it can save you from unexpected repair costs later. And time your purchase strategically, builders often offer their best incentives at the end of the month, quarter, or year to hit their sales goals.
The Bottom Line
Buying a home starts long before you find "the one." It starts with a real conversation about what you actually need, a solid financial foundation, and the right person in your corner from day one. If you found this helpful and you're ready to start your search, schedule a buyer consultation with a trusted, experienced agent, and don't forget to get pre-qualified with a lender you can rely on. Your dream home is out there, and the first step gets you one step closer to making it yours.
If you're looking for a home in Arizona, our team would love to help. Learn more about us online.
Frequently Asked Questions
What is a buyer consultation and do I really need one?
It's your first official meeting with your agent, where they learn your must-haves, deal breakers, and lifestyle needs before you ever start touring homes. It sets the foundation for your entire search and helps your agent actually find the right home for you instead of guessing.
When should I get pre-qualified for a mortgage?
Before or right around your buyer consultation. Getting pre-qualified with a trusted local lender tells you what you can realistically afford and makes your offers far stronger once you find the right home.
How far in advance should I start touring homes?
Generally about 90 days before you're able to close, unless you're considering new construction, which can take 6 to 8 months to build.
Should I visit a new construction model home without an agent?
No. The sales consultant in the model home represents the builder, not you. Going in unrepresented on your first visit risks leaving you unrepresented for the entire transaction.
Does representation cost extra when buying new construction?
No, in most cases the builder pays your agent's commission, so having representation is free to you and typically saves you money rather than costing you anything.
How much should I budget for upgrades on a new build?
Many buyers spend 20% or more above the advertised base price on upgrades. Base pricing usually includes only basic flooring and limited options, so it's worth planning your upgrade budget early with your agent's guidance.
Can I move into a new construction home faster than 6 to 8 months?
Yes, if you choose a spec home, one that's already built or nearly complete. These can close in as little as 30 days, though you typically can't select your own upgrades.
