Question 1

Do I need my own agent to buy new construction?

Accepted Answer

No law requires it, and you can walk into a model home alone. What you should know before you do: the sales agent in that model home is employed by or contracted to the builder and represents the builder's interests in the transaction. If you want someone representing yours, bring your own agent — and bring them to the first visit. Most builders require your agent to be present or registered on that first visit in order to stay on the file at all.

Question 2

Who pays my agent when I buy new construction?

Accepted Answer

Most builders offer compensation to a buyer's agent, and it is built into the price of the home rather than added on top. Since the 2024 NAR settlement rules took effect, you and I agree my compensation in writing before I show you anything, so if a builder's offer does not cover it, we handle that up front instead of at the closing table. What you should not assume is that showing up unrepresented gets you a discount. The builder's price is the builder's price.

Question 3

Should I use the builder's preferred lender?

Accepted Answer

Builders frequently offer real incentives for financing through their preferred lender — closing cost credits, upgrade allowances, and rate buydowns that can be well below what you'd get on your own. Those are worth taking seriously. They are also not free. An incentive is part of the overall deal, not money on top of it, and the rate is only one number on the sheet. We compare the full cost side by side — rate, points, fees, and the incentive together — before you commit.

A builder can tie an incentive to using their lender. What they cannot do is make using that lender a condition of buying the home.

Question 4

Can you negotiate with a builder?

Accepted Answer

Usually not on price, often on everything else. Builders resist price cuts because a lower recorded sale price affects the appraisals for every remaining home in the community. What they will move on is closing costs, rate buydowns, appliances, finishes, lot premiums, and standing inventory that is already finished and sitting.

Question 5

Does new construction cost more in Louisville?

Accepted Answer

Yes, substantially. In Jefferson County over the last twelve months, homes built in 2024 or later closed at a median of $397,211 against $280,000 for the county overall — $117,211 more, about 42 percent. New construction accounted for 656 of 10,354 closed sales, roughly 6 percent of the market. There were 226 active new-construction listings, about 4.1 months of supply against 2.8 months county-wide, so buyers looking at new construction have more to choose from and more room to negotiate than the headline market suggests.

Source: GLAR closed residential sales, trailing twelve months. New construction identified by year built 2024 or later. Days on market is deliberately not quoted on this page: builder spec sales frequently report zero days, which makes the figure meaningless.

Question 6

Do new construction homes need a home inspection?

Accepted Answer

Yes, and ideally more than one. A pre-drywall inspection, while framing, wiring and plumbing are still visible, catches what nobody can see once the drywall is up. A final inspection before closing catches the rest. New does not mean flawless — it means the problems are new too. A builder's warranty is a reason to document everything, not a reason to skip the inspection.