Many buyers believe that when purchasing a brand new home from a builder, they don’t need a real estate agent. After all, the home is new, there’s no previous owner, and the builder provides a sales rep to walk you through everything, right?

Not exactly.

In reality, buying new construction without representation can cost you money, leverage, and legal protection. As a licensed Texas real estate broker and attorney, I’ve helped countless buyers navigate new builds across San Antonio and Austin. One of the biggest misconceptions I hear is: “It’s new, so what could go wrong?”

Let’s break down why professional representation is not only recommended, it’s essential.

The Builder's Sales Representative Does Not Represent You

The sales agent in the model home works for the builder, not for you. Their responsibility is to:

• Sell that builder’s homes only

• Get the highest price possible with minimal incentives

• Prevent you from considering competing builders in the same area, which might be a better fit for you

In most cases, these reps are not licensed agents and are therefore not held to the same legal and ethical standards required of Realtors. You’re entering a legally binding contract without a professional on your side.

New Construction Homes Are Negotiable, If You Know How

Contrary to popular belief, new homes are not “take it or leave it.” Builders often have room to negotiate on:

• Purchase price

• Closing cost credits

• Design center upgrades

• Interest rate buy-downs

• Lot premiums and more

However, that flexibility isn’t offered automatically. You need someone who understands how to create and use leverage, especially during high inventory periods or quarter end builder deadlines.

A Realtor Helps You Understand What You’re Really Buying

Model homes are designed to wow you but many of the features you see are expensive upgrades, not standard.

As your Realtor, I’ll help you:

• Separate included features from optional upgrades

• Review the spec sheet and contract for clarity

• Avoid surprises after you’re already under contract

This step alone can save you thousands and ensure your expectations match reality.

Guidance on Resale Value and Smart Upgrades

The builder’s only goal is to sell you a home today. But as your Realtor, I’m focused on your long-term investment.

I advise clients on:

• Which structural upgrades and finishes will help resale

• Which design options to skip

• How to protect future equity and appeal to future buyers

Many buyers over customize or spend in areas that won’t return value. With the right guidance, you’ll make decisions that pay off down the road.

Independent Inspections Still Matter

Yes, the home is new but that doesn’t mean it’s perfect.

Builders use their own inspectors, who are paid by the builder. It’s a clear conflict of interest.

I always recommend third-party inspections at key phases:

• Pre-drywall

• Final walkthrough

• One-year warranty check

Having an unbiased inspector ensures the home is truly finished to standard and gives you peace of mind.

My Services Are Typically Paid by the Builder, Not You

This is one of the best kept secrets: most builders pay your Realtor’s commission as a marketing cost. There is no added fee to you.

In fact, builders prefer working with agents who bring serious, qualified buyers and many even budget for Realtor commissions as part of their pricing structure.

That means you get full representation, negotiation expertise, contract review, inspection guidance, and more, without paying out of pocket.

Final Thoughts

Even with new construction, having a licensed real estate agent is critical. The builder's sales rep represents the builder, not you. I am here to protect your interests, negotiate incentives, help you compare communities, review contracts, and guide you through inspections, timelines, and upgrades so you don't overpay or overlook key details. Best of all, my services are typically paid for with a concession from the builder, not you.

Whether you're comparing neighborhoods in San Antonio or evaluating builder incentives in Austin, I’d be honored to guide you through the process. Before you walk into that model home, let's have a conversation about how to protect your investment from the start.

Clay Lake
Texas Real Estate Broker | Attorney | Founder of Keeping It Realty
Serving San Antonio & Austin
📞 (210) 702-2280
🌐 www.KeepingItRealty.com