Buy · New construction
Buying new construction in Florida: should I bring my own agent to the builder?
The model home smells like fresh paint, the kitchen island is huge, and the sales consultant is lovely. It’s easy to forget one thing: they work for the builder, and they’re trained to show you every bell and whistle. That’s not a knock on them. It’s their job.
Your agent knows what’s important to you, slices through the glam and brings your goals back into focus.
Builder’s consultant vs. your own agent
| Builder’s sales consultant | Your own agent | |
|---|---|---|
| Works for | The builder | You |
| Knows the floor plans, options and pricing | ✓ Deeply | ✓ Learns them with you |
| Compares this builder to others nearby | Rarely | ✓ |
| Reviews the builder’s contract with you | From the builder’s side | ✓ Points out what favors the builder |
| Weighs incentives and lender offers | Focused on the builder’s lender | ✓ Compares options |
| Speaks up when problems come up during the build | For the builder | ✓ For you |
What your agent actually does on a new build
- Picking a builder: compares communities, lot premiums, CDD and HOA costs.
- Choosing a lot and plan: talks through what tends to help or hurt resale, like backing to a pond versus a busy road.
- The contract: builder contracts are written by the builder’s lawyers. Your agent helps you understand deposits, deadlines and what happens if the build runs late.
- Incentives and financing: compares a rate buydown, closing-cost help or a price cut, and checks them against outside lenders.
- Timing: agents sometimes have the inside scoop on a builder’s fiscal deadlines, when bigger incentives and bonuses can be on the table.
- During construction: keeps an eye on the timeline and lines up independent inspections.
- Walkthrough and closing: helps you build a punch list and makes sure it gets done.
I also connect my clients with lenders, inspectors and insurance agents I trust, so you’re not hunting for them on your own.
Who pays your agent?
Many builders offer to pay a buyer’s agent, as long as you follow their registration rules. That usually means your agent is registered at your first contact and comes with you on your first visit. Lennar’s policy, for example, says your agent has to join you on that first visit, whether it’s in person, self-guided or virtual.
Not every community pays, though. Lennar says not all of its communities offer a buyer’s-agent commission. Either way, your written buyer agreement spells out what your agent is paid and how it’s handled.
Already went to a model alone? Here’s what to do now.
When going without an agent might be fine
- You’ve bought new construction before and know the process
- You’re comfortable with a builder’s contract (or you’ll hire a real estate attorney)
- You’ll arrange your own independent inspections
- The community doesn’t pay agents and you’d rather not pay one yourself
Starting your new-construction search?
Text me before you visit or sign up anywhere, and I’ll get you registered the right way!
Frequently asked questions
What if the builder doesn't pay buyer's agents in that community?
Then your buyer agreement says how your agent is paid. You might pay it yourself, ask for it as part of the builder's incentive, or look at a different community. We'd sort that out before you visit.
I'm a real estate agent, not an attorney. Builder policies vary by community and change often.
Sources
Related answers
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