Best Practices for Buying a Brand-New Home

Today’s topic is best practices for buying a brand-new home.  First let me make sure we are all on the same page, when I say brand new home, I mean a home that you will be purchasing from the company that built the home.  Real estate agents typically call this new home construction.  I think that covers it…new home construction is a home that:

1) is going to be built just for you

2) the building process has already been started—but you can buy this home and move in when it is   completed

3) is built and ready for you to buy. (also known as a spec home or inventory)

Some builders LOVE to have inventory homes available for you to purchase.  It’s simple, you love it, you buy it, this home is anywhere from 90-98% ready to be bought and lived in.

These three options make buying new home construction very appealing to potential home owners.  The new home owners could, and I will stress “could” have some say in the details for their home depending on which option is available to them.   Some builders allow lots of customer choices while others may give limited or no choices.  Choices could be the front elevation or how the front of the home looks…you can pick option 1,2 or 3.  or maybe a choice in tile or countertop.

You have options when you buy new home construction and you have the option to have a licensed real estate agent represent you.  New Home sales consultants are full time employees of the builder.  Because of this, a new home sales consultant is not required to have a real estate license or any of the required training that licensed real estate agents are go through.  Some new home sales consultants were once real estate agents, but the builders will make them place their real estate license as inactive in order to be an employee.  This is how the builders do business and they are within their rights to train their sales people how they see fit.  Builders typically see an employee with a real estate license as a conflict of interest and a potential problem since they receive 80% or more of their customers from real estate agents.

If you have a real estate agent and you want to look at new home construction take them along.  You want to have someone that represents YOU in any real estate transaction.  Your real estate agent can review the contract with you, negotiation price/upgrades, can help you with inspections, and help you stay within your budget when you go to the design center and pick the tile, counters, etc.  If you decide to go it alone, well… you will get no representation, no advise and counsel and no one to lean on when needed and there is always a need for help.

Myth—New home construction sales consultants do not like real estate agents

Fact—-New home construction sales consultants love to work with real estate agents that work for the best of their clients.  Remember 80% or more of new home construction buyers come from a real estate agent.

So, if you want to buy new home construction, GREAT!!!  Best practices…you will probably have an even better experience if you have a licensed real estate agent representing you.


I’m Scott Culberson, Broker Associate with Better Homes and Gardens Real Estate Gary Greene, email  Reach out to me, I would love to help you to…

Live Life to the Fullest!!!


End of July Notes

             Next week we will recap and update the month that was July, but this week it’s all about mosquitoes. Our summer hasn’t been too rainy, so you shouldn’t have much standing water to get rid of. If your noticing more than usual mosquito activity in and around your home, it’s time to walk the property and find any standing water. Even a spoonful can be enough for mosquitoes to lay eggs. Bonus tip: LOOK UP, yes, you may have standing water in your gutters. A leafy gutter is a bad gutter so get the leaves out, rinse it out and then the sun can dry it out.
              I visited a local garden center and here is a short list of plants that mosquitoes do not like: Lavender, Lemon Grass, Lemon Balm, Citronella, Basil, and Marigolds. Put some of these plants around the doors to your home and that should reduce the likelihood that you will have a hitchhiking mosquito when you come into your home.
              If you would like more information about buying, selling or renting real estate Email me at: I look forward to helping you to… LIVE LIFE TO THE FULLEST Scott Culberson, Broker Associate, Better Homes and Gardens Real Estate Gary Greene


Jack and Jill Choose a REALTOR: The Home Buyer Checklist You’ve Been Looking for (3 of15)

ImageSo Jack and Jill decided to read all of “The Home Buyer Checklist You’ve Been Looking For” before they started to check off each item on by one….it just made sense to them.  They were getting more serious about their pursuit for their own home upon the hill and here is what they read:

#2 Choose a REALTOR

Choosing a REALTOR is not your full-time job, but it should be the FULL time job of your REALTOR….to be A REALTOR.  If you have made the commitment to buy or sell real estate you should have a REALTOR that is committed to forming a strong business relationship with you.  Here are some ideas on choosing a REALTOR:

1) Personal Referrals–Ask your closest friends who sold them their house.  Now think about this for a minute.  They bought that house five years ago; that’s a long time.  Your friend will have to think about it and get back with you.  They might have forgotten their REALTOR because they haven’t heard from them in five years.  Hmmmmmm, you are going to want a professional that is dedicated to serving your needs–before, during and after the sale.  Personal referrals are the best, because you have a friend you trust telling you that this is someone who they trust.  Key questions to follow-up with your friend:  Would you buy your next home with this REALTOR?  Would you sell this home with the REALTOR?  Trust is the key, would you want to use the hairstylist of a friend whose hair looks like a rat’s nest?  If you don’t like what their stylist has done with their hair you’re probably not going to want that stylist touching your hair.

2) Advertising–Think about the last time you bought something advertised on TV or in a magazine.  What were they selling?  Did you buy it because it filled a need or did you buy it for some other reason?  Just because a REALTOR has a billboard, park bench, TV commercial, shopping cart or Home Owners Association Newsletter Ad, does not mean their work ethic fits with your personality or needs.

3) Websites, Blogs and Facebook–This is separate from advertising because if done correctly they serve a REAL function to you.  Websites, Blogs and Facebook serve three functions: 1) Information 2) Call to action 3) Communication       As you are researching YOUR REALTOR: are they providing information, communication opportunities and a call to action?  These are all important and useful in your search for a home.

4) Communication–It is EXTREMELY important that your REALTOR communicate with you in a way that YOU WANT to be communicated (e-mail, text, phone calls to the cell phone, phone calls to the work phone, phone calls to the home phone, Facebook messages, twitter tweets, etc)  Who is number one in this situation?????  YOU ARE and don’t you forget it.  Make it a point to find out what communication methods are available.  If you love to receive text messages, you need to make sure that your REALTOR is on the same page.  Your REALTOR also needs to understand how handy you are with a computer and if you have access to a fax machine.

5) Home Search–Your REALTOR needs to be part of your home search, but not the beginning, middle, and end.  Here’s what I mean…you have to be an active participant in your home search.  In order to get the home of your dreams you need to be part of the game.  Suit up and get in the game.  Your REALTOR is a major player, notice that I didn’t say coach.  You’re the player coach.  Your REALTOR is the player agent, the pinch hitter, the announcer, the cheerleader, the medic and the relief pitcher.  They are what you need them to be at that moment in time and sometimes they will be everything at once.

6) Availability–Your REALTOR should be available to you on your schedule.  You are the client, you are important and you should be given priority.  This is the one way that a full-time dedicated Real Estate Professional is different from the part-time REALTOR.  They have another job four to eight hours a day, when do they have time for you?

7) Eating Real Estate Every Meal–Another way a full-time dedicated Real Estate Professional is different from the part-time REALTOR is that they are always working on Real Estate.  Their focus is directed at being the best REALTOR they can be.  They have one vision of success and that is to help you achieve YOUR Real Estate goals.  This can be seen through the weekly improvement meetings that they attend.  The professional company they keep.  The ongoing education that a full-time REALTOR takes is typically more than the State requires.  Even the amount and type of information that they provide to potential clients on a regular basis.

These are my seven tips for you based on clients, friends and family.  You have a tough choice before you.  Somewhere along the way you will need a REALTOR.  Take the time to learn who you’re working with.  Ask questions, conduct job interviews.  A REALTOR that does not want to be a part of your interview process…hmmmmmm…you make the call.  It’s your dream, who is going to be a part of your team to make it a reality?

“Hickory, dickory, Jill I think we should start looking for a REALTOR, right now to help us with our Real Estate goal” Jack said in a flourish of excitement.  “Jack, I agree that we will need a REALTOR to help us, but I think we should continue to read all the check points, so far we need a lender and a REALTOR,” Jill was cut off by Jack who said, “Yea, it’s like we’re gonna need all the kings horses and all the Kings men.” they were eager for the next check point entitled:

Jack and Jill Learn What COSTS Are Involved: The Home Buyer Checklist You’ve Been Looking For (4 of 15)

We hope you’re enjoying our series and that it helps you on your way to…………….

Live Life to the Fullest,


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