Often it is at no cost to you, the buyer, but it depends on the builder's program for the specific home. In every Charlotte-area new construction purchase we handled in 2025 and so far in 2026, the builder paid our commission. We discuss compensation as part of our buyer agency agreement before you tour, so you know how it works for your situation before you visit a builder.

Sometimes, but builders usually protect the listed price and give ground through other terms: closing cost credits, design or upgrade credits, rate buydowns, and lot premium adjustments. You typically have the most room on completed or nearly completed homes the builder wants to sell, and the least on homes not yet started in high-demand communities. Get every concession written into the contract, because a promise from the sales representative that isn't in the contract may not be honored. Compare total cost, not just price: a lower price tied to a higher interest rate can cost more overall.

Ask for a written cost breakdown of the specific home, or of a completed comparable home, not just the base price. Common additions are the lot premium, structural options, design-center upgrades, exterior items such as landscaping, fencing, irrigation and patios, and appliances or fixtures that aren't standard. Also ask about HOA dues, what they cover, and any one-time fees due at closing. Model homes show upgraded features, so confirm what's included in yours.

Common forms are closing cost credits, mortgage rate buydowns, design or upgrade credits, and price reductions on specific homes. Offers often differ by home: a completed home the builder wants to sell may carry different terms than one not yet started. The usual catch is conditions, such as using the builder's preferred lender or title company, or closing by a certain date. To compare fairly, get a loan estimate from the preferred lender and from an outside lender, then compare total cost: price, interest rate, closing costs, and the value of any credits. Incentives change often, so confirm the terms for your specific home and contract date in writing.

It depends more on the stage of the home than on the builder. The same community can offer homes ready in weeks and homes that are more than a year away.

Ranges reflect Kay Group buyers' purchases over the past 24 months. Individual homes and builders vary.

A move-in ready home (often called a quick move-in) is built or nearly built, so you know the finishes, the closing date is close, and there are few decisions left. On a lot that's ready to build, roads and utilities are in place and you can choose a plan and finishes, but construction starts after you contract, so you wait through the build and your date depends on the builder's schedule.

Treat the timeline as an estimate, not a promise. A future phase may still need infrastructure completed and permits or approvals, and each of those can move the date. Ask the builder what's already approved, what's still pending, and what happens to your deposit and price if the schedule slips. Keep in mind that a long timeline also affects your mortgage rate lock and your current housing plans.

Ask for the estimated completion date, how the builder defines "complete," what extensions the contract allows, and what remedies you have if it slips. Then align your rate lock and your sale or lease end date to that window, not to the best-case date.

The most common structure we see is a two-year systems / ten-year structural warranty: about two years of coverage on major systems such as plumbing, electrical and HVAC, and ten years on major structural defects. Some builders add a more inclusive first year that also covers workmanship and materials. Others schedule a one-year walkthrough before the two-year systems / ten-year structural coverage takes over. Terms differ by builder, so ask for the actual warranty document before you sign. Look for what's covered and excluded, how to submit a claim, who does the repairs, and whether a third-party warranty company stands behind the builder's promise. A warranty gives you a process for fixing covered problems after closing. It doesn't replace an inspection before closing.

It depends on the contract, so read it before you sign. Ask how much is due and when, who holds the deposit, which conditions make it refundable (such as a financing contingency or a completion date that slips past a stated limit), and what happens to your price and rate lock if the schedule moves. Builder contracts are usually the builder's standard form and can be hard to change, so consider having a real estate attorney review it first.

We recommend one, because the two do different jobs. A warranty gives you a process for fixing covered problems after closing. An independent inspection looks for problems before closing, while they're easier to correct. In new Greater Charlotte homes where we represented buyers, inspectors have flagged modified roof trusses that needed engineer review and a missing foundation for a wall.

A builder walkthrough is the builder's process for showing you the home and noting items to fix. An independent inspection is done by a licensed home inspector you hire, whose job is to evaluate the home on your behalf. The walkthrough is part of the builder's process, and the inspection is your own check.

The three common points are pre-drywall (when framing and rough-in work are still visible), final or pre-closing, and during the warranty period. Builders differ on site access during construction, so ask before you sign which inspections they allow and what scheduling rules apply. Many buyers schedule the warranty-period inspection before the builder's first-year walkthrough, so any items can be submitted while coverage is most inclusive.

Look beyond lot size. Check orientation (afternoon sun), slope and drainage, neighboring lots, nearby roads and common areas, easements, and what may be built in future phases. Ask whether the lot carries a premium and whether it's negotiable. Visit at different times of day, since the same plan can feel very different depending on where it sits.

Don't assume so. Models often show upgraded flooring, cabinets, countertops, lighting, structural options and landscaping that cost extra. Ask for the standard features list for your plan, and get in writing what's included in the specific home you're buying.

Ask the builder which phases are planned, which are approved, and which are still under review. Then verify independently with the town or county planning department and local transportation project pages, since plans change and sales materials may not show what's coming next door.

The main options are selling first, renting your current home, or timing the sale to close near the new home's completion. New-home dates can shift, so build in flexibility, such as a rent-back after closing. Builder contracts vary on whether they accept a home-sale contingency, so ask before you make an offer. We've helped buyers coordinate these timelines to avoid two moves.

The builder's onsite sales representative works for the builder, while a buyer's agent represents you. An agent can compare builders and homesites, separate what the model shows from what's in your contract, help you evaluate incentives, and coordinate inspections and the closing. How we're paid is covered in our buyer agency agreement, and we go over it before you tour.

Yes, if you may want representation. Builder registration policies vary in Charlotte-area communities, so an agent may not be able to be added after your first visit or online registration. Reach out before you visit or register.