Buy New Construction with an Advocate
New construction can offer modern layouts, energy-conscious features, lower immediate maintenance, and the opportunity to personalize a home. It can also involve builder-specific contracts, deadlines, upgrade decisions, construction changes, and warranty procedures that are different from a typical resale purchase.
Why builder representation matters
The sales representative in a model home represents the builder. Buyers may choose their own Realtor to help them ask questions, understand the process, coordinate communication, and protect their interests within the limits of the agent's role. Some builders require an agent to accompany or register a buyer on the first visit, so contact Erin before visiting a community.
Not all new construction is the same
Spec home
Built or started by the builder without a specific buyer.
Move-in-ready home
Substantially complete and available on a shorter timeline.
Semi-custom home
Offers a defined plan with selected structural or design choices.
Custom home
Designed and built around a buyer's project, lot, budget, and professional team.
The exact process varies by builder, but may include builder selection, community and lot selection, contract, deposits, financing, design selections, construction milestones, inspections, orientation, final walkthrough, closing, and warranty follow-up.
- Who owns the lot and when does ownership transfer?
- What deposits are required and are they refundable?
- Which features are included? Which are upgrades?
- Can price change? What is the estimated completion window?
- How are delays handled? What inspections are permitted?
- What warranty is provided? Who handles post-closing service?
Inspections
A newly built home can still benefit from independent inspections at appropriate stages when the contract and construction schedule allow. The inspection scope and timing should be discussed with a qualified inspector. Erin can help coordinate access but does not perform or guarantee inspections.
Incentives
Builder incentives may be tied to a preferred lender, title provider, closing date, selected home, or financing structure. Compare the full financial picture rather than evaluating the incentive in isolation. A lender and other qualified professionals can explain the effect on your loan and closing costs.
Browse current listings
Use Erin's live MLS search to see current new-construction and resale homes across the region. You can also explore the communities Orth Homes is currently building in. For builder-direct opportunities or homes not yet listed, contact Erin directly.
Before you visit a model home, start with a plan.
Whether your timeline is next month or next year, Erin is happy to answer questions and help you understand your options.