You can go directly to the builder, but you lose independent representation. Builders are sellers; their team protects their contract. Having your own advisor helps you compare incentives, structure terms, and avoid costly surprises—often at no added cost to you.

Usually yes. However, some incentives are tied to the preferred lender. We’ll run a side-by-side comparison: rate, fees, buydown value, credits, and total cash-to-close—so you pick the best net deal, not the best marketing.

A promo rate is often created by paying upfront points (funded by builder credits or by you). We’ll show the math: how much it costs, how long you need to keep the loan to break even, and whether taking closing-cost credits is smarter.

A safe planning range is often 5%–12% of base price depending on the builder and how “finished” the base package is. The key is setting a hard cap and separating upgrades into: must-have now, nice-to-have, and do-later (cheaper after closing).

Lot premiums are additional costs for location, view, walkout basements, end units, cul-de-sac lots, and more. Sometimes negotiable, sometimes not. Even when the premium holds, you may be able to negotiate upgrades, credits, or terms instead.

Deposits vary by builder and contract stage (lot hold, contract deposit, selections). Many deposits become non-refundable after certain milestones. We’ll map your deposit timeline and show where you must be careful before signing or selecting upgrades.

Yes. New homes can still have issues. The strongest approach is 3 inspections: pre-drywall, final walkthrough before closing, and an 11-month warranty inspection before the builder warranty window ends.

It depends on permits, supply chain, weather, and the builder’s schedule. Many builds run several months or more. We’ll create a realistic timeline with key decision points so you’re not caught off guard.

New construction appraisals can be tricky if comps lag behind new pricing. Your options depend on contract language and lender guidelines. We’ll plan ahead with smart terms and a strategy so you’re not forced into a bad decision late in the process.

Lock timing depends on build timeline and lender lock programs (standard, extended, float-down). We’ll compare options and choose a lock plan that protects you without overpaying for unnecessary lock fees.

No. You can request a New Build Plan + lender comparison without commitment. If you decide to move forward, we’ll walk you through every step and keep the process clear and protected before you sign.