New Construction Expertise. Smarter Negotiations. Better Value.
Buying New Construction? Don't Negotiate Alone.
Builder prices, incentives, financing offers, and upgrade packages can be more complicated than they appear. iNIAZ helps buyers evaluate the full deal, identify potential negotiation opportunities, and navigate the new construction purchase process with confidence.
Illustrative photo, not an iNIAZ listing.
Representation
Why buyer representation matters
The friendly team in the model home is there to sell the builder's homes. You deserve someone on your side of the table, too.
The builder's sales representative
Works for the builder and represents the builder's interests: selling homes, upgrades and preferred financing at prices and terms that work for the builder. They can be helpful and knowledgeable, but they are not your advocate.
Your iNIAZ buyer representative
Works on your behalf within the agency relationship and buyer agreement you sign. We help you compare homes and communities, evaluate total costs and incentives, negotiate where there is room, and keep track of deadlines through construction and closing.
Talk with us before your first builder visit. Builder registration rules and broker compensation policies vary. Some builders require your agent to be registered on your first visit.
Talk to iNIAZ firstServices
What we help you negotiate
Help with every part of a builder's offer, not only the price on the sign.
Purchase Price Negotiation
- Evaluate the builder's asking price.
- Compare the builder's available inventory.
- Identify where there may be price flexibility.
- Review comparable new-home and resale prices nearby.
Builder Incentives
- Evaluate closing-cost credits.
- Review preferred-lender offers against outside lenders.
- Compare temporary and permanent rate buydowns.
- Weigh financing incentives against a lower price.
Upgrade Packages
- Review flooring, kitchen, bath, electrical, appliance and finish upgrades.
- Judge what each package is worth to you.
- Identify design-center credits that may be negotiable.
- Compare builder upgrade pricing with reasonable alternatives after closing.
Lot Premiums and Options
- Evaluate lot premiums.
- Review structural options such as extensions and finished basements.
- Consider how lots and options may affect resale.
- Compare total cost across the homes available to you.
Construction Contracts and Timelines
- Walk through the main contract and financial terms with you.
- Review deposits, upgrade payments, estimated completion timing and contingencies.
- Recommend a real estate attorney for legal interpretation where appropriate.
- Encourage independent inspections and due diligence at key stages.
Overall Deal Comparison
- Compare the base price with the final purchase price.
- Account for upgrades, lot premiums and options.
- Compare financing offers and incentives side by side.
- Estimate cash to close and monthly payments, judging overall value rather than an advertised discount.
Timing
When builders may be more flexible
Every builder and community is different. These are situations where there may be more room to negotiate, never guarantees.
- The builder has completed homes in inventory.
- A home has been available for some time.
- A community is approaching closeout.
- The builder is offering incentives on specific homes.
- The builder is working toward internal sales targets.
- Market conditions favor additional buyer incentives.
The iNIAZ process
Buying new construction, step by step
Step 1: Understand your budget and goals
Price range, financing, must-haves and the move-in window you are working with.
Step 2: Identify builders and communities
Shortlist communities and home types that fit, before the first model-home visit.
Step 3: Compare properties, plans and total costs
Base price, lot premiums, options and upgrades, compared as full purchase prices.
Step 4: Evaluate and negotiate incentives
Price, credits, rate buydowns and upgrade allowances weighed against each other.
Step 5: Review contract and construction milestones
Deposits, selection deadlines, estimated completion dates and contingencies.
Step 6: Coordinate inspections, walkthroughs and closing
Independent inspections, the pre-settlement walkthrough, punch list and settlement.
Deal comparison
Compare two builder offers
Enter each builder's figures to see the effective purchase price, cash to close and monthly cost side by side. A discount lowers the price; a credit lowers only what you bring to closing.
Side by side
| Estimate | A | B | B vs. A |
|---|---|---|---|
| Base price | $550,000 | $575,000 | |
| Lot premium | $15,000 | $0 | |
| Total upgrade costStructural options plus design-center upgrades | $55,000 | $30,000 | −$25,000 |
| Builder discount (price) | $0 | −$10,000 | |
| Effective purchase price | $620,000 | $595,000 | −$25,000 |
| Loan amount | $558,000 | $535,500 | |
| Builder credits used at closingUp to closing costs and the lender limit | $14,000 | $5,000 | |
| Estimated cash to closeDown payment plus closing costs, less usable credits | $62,000 | $68,500 | +$6,500 |
| Estimated monthly costPrincipal, interest, taxes, insurance and HOA | $4,477 | $4,385 | −$92 |
| Net benefit of builder incentivesDiscount plus usable credits | $14,000 | $15,000 | +$1,000 |
- Builder A: $1,000 of the credit may go unused because it is more than the estimated closing costs. Ask whether it can become a price reduction or upgrades instead.
The figures shown are examples. Replace them with each builder's price sheet and incentive terms. Credits are capped at your closing costs and at the conventional-loan limit for a primary residence (3%, 6% or 9% of the price depending on your down payment). FHA, VA, jumbo and other loans use different limits, and some incentives require the builder's preferred lender. Confirm every figure with your lender before relying on it.
Estimates for information only, based on the figures you enter. This is not a loan offer, appraisal, or legal or tax advice.
Builders and communities
New construction communities
New homes across the Main Line, Chester and Delaware counties and the Philadelphia suburbs.
Community profiles are on the way
We publish builder and community details only after confirming them: location, home types, floor plans and, when the builder publishes one, a dated starting price. In the meantime, tell us where you would like to live and your budget, and we will research current communities and builders for you.
Consultation
Common questions
Do I need my own agent if the builder has a sales office?
The builder's sales representatives work for the builder. A buyer representative works on your behalf under a written buyer agreement, helping you compare homes, total costs and incentives, and keeping your interests in view through construction and closing.
Why contact iNIAZ before visiting a builder?
Many builders ask buyers to register their agent on the first visit or the first registration form, and some will not work with an agent introduced later. Policies on registration and broker compensation vary by builder, so it is best to talk with us first.
Will a builder lower the price of a new home?
Sometimes, but not always. Some builders protect their base prices and prefer to offer closing-cost credits, rate buydowns or upgrade allowances instead. We help you evaluate the whole offer, and we never promise a specific discount.
Should I use the builder’s preferred lender?
Preferred-lender incentives can be valuable, but compare the total cost: rate, fees and points, as well as the incentive. Get a written quote from at least one outside lender so you can compare offers side by side.
Do new construction homes need an inspection?
We recommend independent inspections, typically before drywall goes up and again before settlement, even when the home has municipal inspections and a builder warranty. Check what your contract allows. Read our guide to buying new construction for more detail.
More detail in our guide: Buying a New Construction Home: Contracts, Inspections and Warranties.
iNIAZ
Considering a new home from a builder?
Talk with iNIAZ before you sign anything. No cost to ask, and no obligation.