New Construction

935+ 5-Star Reviews | The Most Reviewed Agent in Nevada | 2nd Year Law Student at UNLV | Helping Families Since 1998

The Builder Has an Agent at That Sales Office. You Should Too.

New construction feels straightforward. It is not. Every builder contract is written by their attorneys, structured in their favor, and built to protect their interests, not yours.

The Builder Almost Always Pays Your Agent’s Fee.

Why New Construction Feels Different, and Why That Feeling Is Misleading

Most buyers assume a new construction home is simpler to buy than resale. The home is brand new. There is no seller with complicated motivations. The price is posted. What is there to negotiate?
That assumption is exactly what the builder is counting on.

The builder has a sales agent at that office whose entire job is to sell the builder’s product, at the builder’s price, on the builder’s contract, with the builder’s preferred lender, and with the builder’s design center pulling in as much added revenue as possible. That agent is polished, experienced, and well-trained, and every bit of that skill is pointed at the builder’s outcome, not yours.

When you walk into that sales office without representation, you are negotiating alone against a company that does this every single day. They have the contract, the process, and the institutional experience. You have a floor plan and a price sheet.

What Having Someone in Your Corner Changes

Representation on new construction is not about finding the home. The builder handles that. It is about everything that happens from the contract forward.

A thorough review of the builder’s contract before you sign anything, flagging what is missing and where the language creates risk for you
Negotiation of price, incentives, upgrades, and terms on your behalf, in a setting where most buyers assume nothing is negotiable
Direct access to builder representatives and executives through relationships built over 28 years in this market
Protection at every stage from contract to closing, from title issues to construction delays to walkthrough discrepancies
Someone whose only job is your best outcome, not selling you the builder’s product or running up the design center bill

The builder pays your agent’s fee, and this is worth repeating because so many buyers do not realize it. Your agent’s compensation comes from the builder’s side of the deal. There is no financial reason to go without it, and there are real, practical reasons you should not.

On-Site Agents Are Paid to Sell You More, Not to Keep You From Overpaying

The design center is where a lot of new construction buyers spend far more than they planned to. Structural options, elevation upgrades, flooring packages, cabinet finishes, countertops. Every choice is framed as a chance to make the home yours. What is rarely made clear is which upgrades hold their value at resale and which ones are simply over-improving the home for the neighborhood.

On-site agents are often paid on the volume of options they sell. It is not their job to tell you that the lot premium you are weighing adds more to the price than it will ever add to the appraisal, or that the structural option you are excited about is one future buyers in that community rarely pay for.

Skilled representation means having someone in that design center conversation who is looking three and four steps ahead: what holds value, what is purely cosmetic, what fits the neighborhood, and what you can add after closing for a fraction of the builder’s markup. That guidance has saved my buyers real money, and it is a part of the process most buyers navigate completely alone.

28 Years of Builder Relationships. Access Most Buyers Cannot Get on Their Own.

Over 28 years in the Las Vegas market, I have built direct relationships with builder representatives and executives across the valley, at KB Home, Lennar, Pulte, Toll Brothers, Century Communities, and more. Those relationships give my buyers something a person walking in off the street cannot get.

Word of upcoming releases before they are publicly listed. Access to inventory that never hits the website. Direct conversations with decision-makers when something needs to be solved instead of buried in a sales process. And the credibility that comes from being known as an agent who delivers clean, closeable deals.

An unrepresented buyer is one person asking a sales agent a question. A represented buyer has someone with a real relationship to the people actually making the decisions. That difference carries weight in ways that are hard to quantify and impossible to replicate by walking in alone.

The Builder Pays. You Do Not.

Buyer broker compensation on new construction is paid by the builder. It is built into the cost of the project, not tacked onto your price at closing. And here is the part that should settle it: when you buy new construction without representation, that money does not come back to you as a discount. The builder simply keeps it.

There is no financial argument for going unrepresented. The value is significant. The only reason buyers skip it is that they assume they do not need it, which is exactly what the builder’s sales process is designed to make you believe.

“Billy and Mashenka have been very helpful in our process of buying new construction, especially when the builder, KB Home, and our lender didn’t want to align on the expected documents before closing. I blame the builder for that, but Billy was able to leverage his network to clear the situation. I highly recommend this team of rock stars.” – Jerome S. | Buyer | New Construction

“Billy and his team were awesome and instrumental in getting us our first vacation home at a great price, even in a competitive market.” – Ms. Blackwell

The Builder's Agent Is Protecting the Builder. Make Sure Someone Is Protecting You.

If you are considering a new construction purchase in the Las Vegas Valley, I am happy to walk through the specific builders you are looking at, what their contract language usually looks like, and the right representation strategy for your situation. Having that conversation before you walk into the sales office puts you in a completely different position than having it after.