What makes new construction different
Buying new construction is not the same as buying a resale home. The contract, the timeline, the inspection process, the negotiation leverage, all of it works differently. Buyers who walk into a builder's sales office without representation often leave without understanding what they just agreed to.
The builder's agent works for the builder. I work for you.
Incentives, what they're actually worth
Builders use incentives to move inventory: rate buydowns, closing cost credits, design center allowances. These are real, but they come with conditions. Rate buydowns may require using the builder's preferred lender. Closing cost credits may affect what you can negotiate on price. I help you evaluate the actual value of each incentive.
The inspection question
New construction can and does have defects. A pre-drywall inspection and final inspection by an independent inspector are worth the cost. I recommend it on every new construction purchase and help coordinate the process.
Active builders in Charleston
D.R. Horton, Pulte, Meritage, Smith Douglas, and several regional builders are active across the Charleston area. Each has different contract terms, upgrade pricing structures, and warranty programs. I've worked with buyers across these builders and know the differences.