New Construction
Buying New Construction in Austin & Houston: What Builders Won't Tell You
Builder contracts, upgrade traps, and how independent representation saves buyers real money — at no cost to you.
New construction is one of the most rewarding — and most misunderstood — segments of the Texas real estate market. Walking into a builder's sales office without your own agent can cost buyers tens of thousands of dollars.
The builder rep works for the builder
The friendly person in the model home represents the builder's interests, not yours. Their job is to sell you upgrades and hold the builder's pricing.
Where the money is made (and lost)
Builder incentives — rate buy-downs, closing-cost credits, upgrade allowances — are negotiable, but only if someone asks. Design-center upgrades are marked up significantly; certain upgrades pay back on resale, others never do.
Your agent is free
The builder pays the buyer's agent commission out of their marketing budget — the same as any resale. Bringing Terry to your first visit costs you nothing and gives you independent representation, contract review, and inspection guidance.