New Construction FAQ

The base price of a new home typically does not include the lot premium, structural options, design upgrades, landscaping, fencing, blinds, upgraded appliances, closing costs, or utility connections. We help you get a complete cost estimate that includes every line item before you commit to a builder. Request our free New Construction Buyer's Guide to learn more.

Builders often offer incentives such as closing cost assistance, interest rate buydowns, free upgrades, or design credits. These vary by builder, community, and time of year. Some builders offer more incentives on inventory homes or at the end of the quarter. We help you compare what each builder is offering and negotiate the best value for your situation.

Most buyers spend 10 to 20 percent of the base price on upgrades and options. This includes structural changes like adding a bedroom or extending the garage, as well as design upgrades like upgraded flooring, countertops, cabinets, lighting, and plumbing fixtures. The design center can be overwhelming, so we help you prioritize upgrades that add value and fit your budget.

Yes, absolutely. A pre-drywall inspection (also called a framing inspection) is one of the most important steps in the building process. It allows an independent inspector to evaluate the electrical, plumbing, HVAC, framing, and insulation before the walls are closed up. Fixing issues at this stage is much easier and cheaper than after move-in. We coordinate this inspection for all of our new construction clients.

Most builders offer a 1-year warranty on workmanship and materials, a 2-year warranty on mechanical systems (electrical, plumbing, HVAC), and a 10-year structural warranty. What is covered varies by builder, so we review the warranty documents carefully with you before you sign. We also help you understand what is not covered and how to file a warranty claim if needed.

Lot selection depends on your priorities: location within the community, size and shape, orientation for natural light, views, privacy, proximity to amenities, and the lot premium cost. We walk the community with you and help you evaluate each available lot based on your lifestyle and budget. Some lots offer walkout basements, cul-de-sac locations, or green space views that add significant value.

A typical new construction timeline is 6 to 12 months from contract to closing, depending on the builder, the complexity of the home, and weather conditions. Custom homes take longer than production homes. We help you create a realistic timeline and coordinate the sale of your current home around it.

Yes, with proper planning. We help you build a timeline that coordinates the sale of your current home with the completion of your new construction. Options include negotiating a rent-back agreement with the buyer of your current home, using bridge financing, or using a cash offer backup program to make your offer on the new home more competitive. We handle the coordination so you do not have to manage it alone.

Most builders will not accept a home sale contingency on a new construction contract. Instead, we help you explore other options: selling your current home first and finding temporary housing, negotiating a rent-back, using bridge financing, or leveraging a cash offer backup program. Each option has different costs and risks, and we help you choose the right approach for your situation.

Closing costs on a new construction home typically range from 2 to 5 percent of the purchase price and include lender fees, title insurance, escrow fees, recording fees, prepaid taxes and insurance, and sometimes transfer taxes. Some builders offer closing cost assistance as an incentive. We help you get a detailed estimate before you sign the contract.

Most new construction communities have an HOA that maintains common areas, amenities, and sometimes provides services like lawn care and snow removal. HOA fees in Kansas City typically range from $50 to $300 per month depending on what is included. We review the HOA documents, covenants, and budget with you so you know exactly what to expect.

New construction homes are significantly more energy efficient than older homes. Modern building codes require better insulation, energy-efficient windows, sealed ductwork, and high-efficiency HVAC systems. Many builders offer additional energy efficiency upgrades like spray foam insulation, tankless water heaters, and solar panel readiness. Lower utility bills are one of the biggest advantages of buying new construction.

The base price includes the home structure, standard finishes, basic appliances, and standard fixtures. Almost everything beyond the builder's standard selections costs extra: lot premiums, structural options, design upgrades, landscaping, fencing, blinds, upgraded appliances, and sometimes the driveway or garage floor finish. We help you get a complete itemized list from each builder you consider.

Yes, absolutely. The builder's sales representative represents the builder, not you. Having your own agent ensures someone is looking out for your interests during pricing, contract review, inspections, and closing. It does not cost you anything extra, because the builder pays our commission from their marketing budget. We recommend contacting us before you visit any builder's sales office for the first time.

We help you compare builders based on reputation, floor plans, standard features, upgrade costs, incentives, construction quality, warranty coverage, and community fit. We know the track record of every major builder in the Kansas City market and can help you narrow down your options. Schedule a free consultation and we will build a personalized comparison for you.