Why Hiring an Agent Matters Even When Buying New Construction

Want the perks of a brand-new home without the headaches? We unpack the real path to a smooth new construction purchase in Tampa Bay—how to capture builder incentives, pick the right lot, and protect your budget with smart inspections and savvy negotiation. We’ve toured the model homes, sat with site reps, and helped buyers win better packages by knowing when to push and when to lock things in.

First, we separate myth from reality: the friendly salesperson in the model home works for the builder, not for you. That’s why representation matters. We explain how builder marketing budgets cover agent fees, why skipping an agent won’t lower your price, and how a pro can secure meaningful extras like closing cost credits, rate buydowns, appliance packages, and design studio upgrades. Then we walk through the sequence buyers face—choosing a floor plan, evaluating lot premiums for pond or conservation views, and timing selections to keep upgrade options open.

We also get tactical about inspections. A pre‑drywall inspection catches electrical, plumbing, and framing issues before the walls close. A thorough final inspection and blue tape walkthrough lock in paint, trim, and drywall corrections before you sign. At the ten‑month mark, a final sweep helps you use that one‑year warranty while it still counts. Along the way, we share hard-won stories about catching out-of-square walls, aligning expectations with builder timelines, and doing extra diligence when a low sticker price looks too good to be true.

Tampa Bay buyers will find neighborhood tips from Wesley Chapel and Lutz to Parrish, Palmetto, Ruskin, and Apollo Beach, where new construction is booming. If you’re weighing a builder’s preferred lender, we break down how those below‑market rates exist, what fees to compare, and how to bundle your asks for maximum value. Ready to buy smarter and move in with fewer surprises? Follow the show, share this with a friend who’s shopping new builds, and leave a quick review to tell us what you want us to explore next.

Thank you for tuning into "Snapshots Tampa Bay with Candace and Lisa." We're thrilled to share our insights and adventures with you. To keep the conversation going and explore more about Tampa Bay and Central Florida real estate, connect with us on social media and other platforms!

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Transcript

SPEAKER_01 0:05

Hi everybody, and welcome to Snapshot of Tampa Bay with Candace and Lisa. Get ready to dive into the exciting and colorful world of the greater Tampa Bay area. Whether you're sorting out a military move, checking out the senior living scene, or just on the hunt for the coolest local spots, let's get started and have some fun.

SPEAKER_02 0:28

Well, hello there. It's Candace here with Lisa. Hi, Lisa.

SPEAKER_01 0:33

Happy New Year.

SPEAKER_02 0:34

Happy New Year. Yes. We're back after a few weeks off. We both had family in town and decided we just needed to take a little breather, spend some time with our family.

SPEAKER_01 0:45

Yeah, it was wonderful.

SPEAKER_02 0:46

It was wonderful. It was so good. It was nice to just not that we weren't working because we were both working. We probably work all the time. Sorry, I got sick. So if you hear me coughing, work under contracts, have listings, have bloggers. So it wasn't we we weren't working, we just didn't have time with that, and then we shouldn't be spending with our kicking together.

Today’s Topic: New Construction Basics

Why Builder Reps Don’t Represent You

SPEAKER_01 1:06

But hey, we're back and we're so happy to be talking with everybody and giving you a little bit more information today. And today, really cool thing. I'm going into the process of this right now. We're going to be talking about new construction. Yeah. We're going to be talking about the process of new construction. And as a buyer, why do you need an agent to be there advocating for you? Because a lot of people think when you go into new construction and you walk into that model home, that in reality, that the person who's there, they're there to sell it to you. Well, in reality, yes, they are, but they're not there to advocate for you because they work for the builder. They work for the builder. They're a salesperson. And they're great people. Don't get me wrong. They are wonderful. They know their product. They know their product very well. Um, so there's so many things for us to talk about today because I actually have somebody who is moving from New York. They are ready to be down here. And if you want to know about this, we have another podcast that we're going to be doing, and it's going to be talking about the beaches during the winter here because we don't take time off of the beaches. We have the mirror round. I mean, we had a week where it got into the 60s. Ooh, that was really cold. But you think still to the sunset. So yeah. But today with the new construction, I want to talk about the process that my person is going through because look, we're taking videos of homes and doing things like that, sending it to them up in New York. So that way they're going to be able to get a lot of incentives that these builders are giving out. They have great incentives right now. A lot.

SPEAKER_02 2:43

So there's a lot of our inventory is up compared to previous years here in Florida. And a lot of it is due to the fact that the builders are building like crazy around here. And so they're competing. They're competing with other builders and other neighborhoods. So there are a lot of incentives, including rate buy-downs, closing costs. If it's a home that's not a spec home, you can get you know upgrades. I think a lot of people don't realize you can go in and you can negotiate these things, the general public, and they don't know how to do it. They don't know that they can get closing costs paid for, they can get the rates buy down, bought down, or they can get um money to spend towards designs, closing costs, all of that. So since you're dealing with this right now, we're gonna let you do most of the talking. And then if we have any questions, we'll jump in.

Incentives, Rate Buydowns & Negotiating

SPEAKER_01 3:32

So uh I have a buyer, like I said, who is moving from New York. They saw online the um the model homes, figured out exactly which layout because you can find out which layout you have. But just remember, you need to pick a lot. So I'm going on Friday to video the different lots that they can get now because we have there's different premiums. Different premiums on lots. If you have a pond behind, you're gonna pay a little bit more. If you have conservation behind, you're gonna pay a little bit more. If you have a lot. Correct, correct. So all of these things come into play. Well, what we're going to make sure that we're doing is we're going to get them all of those incentives. So for instance, my person is going to be able to sign with a 3.98% loan because these builders have if they use the builder's lender. Okay, let me just preface that clear. If you use the builder's lender because these builders bought up so many loans at the the at the lower interest rates, they have them. Whereas in the general public, when you're buying a resale of a home, you can't you can't get that rate right now. So they're going, they're going to get these low rates, they're going to get up to$15,000 towards closing costs, and they're going to get upgrades on designs as long as the designs haven't been picked out yet. My people want to go ahead and go for it. A lot of times what you need to think about, you need to take and put 10% down to hold that house. And then you don't have to pay anything until closing. You put 10% down. So that's something to think about. Um you can negotiate. Um look, these some of these homes don't come with washers and dryers. Let's go ahead and negotiate getting a washer and dryer in there from the builder.

SPEAKER_02 5:29

Builders don't include washer and dryers and sometimes refrigerators.

SPEAKER_01 5:33

And what some people don't realize too is by hiring an agent, us, um actually builders give us incentives to bring people in. They do like to work with agents because it does make the process easier with the client, but they pay us out of their marketing dollars. It's not like they're gonna take it off the price of the house. So if you think you're gonna get a better deal not using an agent, you're actually wrong. You're gonna get a better deal using an agent who knows how to negotiate that for you.

SPEAKER_02 6:04

Every builder has a marketing budget, and that's where when if you come in with your agent, that's how your agent gets because they're not spending that money to do an advertisement for for you to see it.

SPEAKER_01 6:14

Correct. They're using an agent.

SPEAKER_00 6:15

I worked with an agent on a new construction home, and because we worked with that agent, we got a better deal.

SPEAKER_01 6:20

Yeah. And just so you guys know, Dave just walked in, so that's who you're listening to now because we introduced ourselves earlier, but you know that it's not just Candace and Lisa anymore, it's and David also.

SPEAKER_00 6:33

Sorry, I was late.

SPEAKER_01 6:35

That's okay. That's okay. So um, another reason that I love helping people with new construction is I always try to tell them, let's have a third-party inspector come in during the walkthrough, the last walkthrough.

Lots, Premiums & Design Choices

SPEAKER_02 6:50

Even before, I recommend sometimes, depending on the builder, having an inspection uh done before drywall goes up so they can inspect electrical and plumbing and all of that as well. Yeah. Because I've seen friends and family who've had issues with kind of those things. Obviously, it's under warranty, but if you can fix the problem before and not have to deal with getting it fixed after you've moved in.

SPEAKER_01 7:15

Yeah. And you know, that's part of my job though, too, when I'm representing somebody, is to make sure I know where everything is in the process. What stage are they in? Because these homes do get, they have to get their permits, right? Yep. A permitting person has to go in when studs are up, when electricity is up. They have to see all the insides as well. But we want to make sure that that process is happening and take care of everybody. I had a buyer, it was two weeks before closing. We did a final walkthrough, and then you just take pieces of tape and put them on the walls and different color tapes for different color things. And I looked at a wall and I said, What color tape do we need to use for this wall? Because it's not square. And they were like, What? I said, stand right here, get a square for me. They had to, because we inspected it and made a note of it before closing, they had to do that before closing. I said, My buyers are not going to sign and close when you need to have your money in your pocket. They're not going to close if this wall is not square. And they had to take it and they had to square it off. Yeah. So those are the things that as an agent, I'm looking. If you walk around with me, I'm always looking up, I'm always looking in corners, I'm always looking for stains, I'm always looking for that kind of stuff. So these kind of things really do help our people. We have some great builders here.

Using Builder Lenders & Closing Costs

SPEAKER_02 8:50

We also have some. We also have some great builders. And I actually wouldn't let them know issues that you've had. Issues that I've had, or to research reviews is really what I would tell them. Reviews on the builders before they decide finally on which builder they're gonna go with.

SPEAKER_00 9:07

You have to do your due diligence to make sure the buyer that you are working with price tag can be very alluring. Yes, but there's usually a reason.

SPEAKER_02 9:15

Correct. Correct. Obviously, it depends on the price point they're into and what what some of them can't be as choosy, but if we know that we're going with one that they're not fully confident with, we're gonna do extra due diligence. Yeah, definitely. We're gonna have extra inspections, you know.

SPEAKER_00 9:30

YouTube is full of videos where inspectors are going through new construction homes and finding hosts of flaws. Yeah. So having an agent, having a good inspector, having another set of eyes, it's used to looking at certain things that works for you and not the builder. Correct.

SPEAKER_02 9:47

Is I I will say this.

SPEAKER_00 9:49

Huge value added to the transaction.

unknown 9:52

Yeah.

SPEAKER_01 9:53

I will say this, and I think that my next purchase, most likely, is going to be a new build. I just feel it. Or building our own custom home.

SPEAKER_00 10:03

Yep.

Agent Value: Inspections & Advocacy

SPEAKER_01 10:04

It is one of the easiest processes. You will close on the closing date. You don't have to worry about changing your moving company because a lot of these companies, they have it down to a science. It's one of the easiest closings for the buyers. It's one of the least stressful closings for the buyers because they are walking into a home that they have a warranty, they know that it's brand new, they know that they have 15 years on that roof, they know that it's a brand new, you know, AC unit, especially here in Florida. Now, what I will say is that you do get a warranty with those things. But after that warranty is up, I would say go ahead and get like a home warranty.

SPEAKER_02 10:52

Well, and you can also have, which a lot of people do, and I recommend is when the one-year warranty is up, before that is up, have an inspector come back through and do a full inspection as well. Because then you can see if there's anything that maybe you missed or something has come up since that wasn't there before. Yeah, great points.

SPEAKER_00 11:13

Lisa, you mentioned before moving in, you know, before closing, there's an inspection period, and you're looking at the walls going up and the electricity. But even after you moved in, my new construction experience was um we were able to go around with blue tape and all of the things nail pops, those are common. Yeah. And the builder, provided you go with a reputable builder, is gonna come in and fix all that. They do before closing.

SPEAKER_02 11:38

And you but even after even after the case, even after like they would see days to find new stuff that you might have missed on the on the wall.

SPEAKER_01 11:45

And you definitely want to do that because you don't want to put it under warranty. Right. Because it can take time if you're going with the warranty company.

SPEAKER_00 11:51

But most builders are gonna stand stand in front of their house uh all the way up to a year, depending on the builder. And and at the 10-month point, you go around the house with all the blue tape and you mark up all the things that you want that builder to fix.

SPEAKER_02 12:06

That's why I say that's why I say have an inspector come out before you win your warranty, just to do because it's not that expensive to have an inspector come out if it saves you thousands of dollars.

SPEAKER_01 12:15

Oh, definitely. I I say that I have all the different colored bracelets because I put them on my arm and then I just take the pieces of tape out and so well good. Yeah, you know, here's the thing if anybody needs any help, obviously, you know, reach out to us, all three of us. We tour new homes all the time.

Blue Tape Walkthroughs & Fixes

SPEAKER_02 12:36

Look, I live in an area where there's mostly new construction. So I'm eating. I'm in fact, I'm getting ready to go in probably this week or next week because my mother-in-law is considering moving down to Florida. So I'm gonna be going doing some pre-shopping for her in our area. So, yeah, there's a lot of new construction in our area, particularly outside of like Tampa Bay and the suburbs, all the way up to like Westman Chapel and Lutz, down to Parish Palmetto, Rusk and Apollow Beach area, a lot of new construction in our area in the suburbs. There's also custom builders, so even if you want to buy land and do a custom build, it's the same thing as far as inspections go. You still want to be able to do the walkings and inspections, and you still want a real estate agent who is advising you and representing you and not the builder.

SPEAKER_01 13:21

Totally, totally. Yep. Look, I hope we gave you some good information today. Obviously, when it comes to your new home sales, we would love to work with you.

SPEAKER_02 13:32

Um we're here to make your real estate simple, supportive, and fun again. Like it doesn't have to be stressful.

SPEAKER_01 13:38

Yep. So if you know someone who could use a little guidance and encouragement on their home journey, especially with new homes, please share this podcast with them. We would love to get more followers. We really would. Um, our our next thing is we're going to um hopefully get onto YouTube so people can actually see what we look like, and if we're dressed appropriately that day. Um but you know, thank you for listening.

SPEAKER_02 14:04

And until next time, take a deep breath, enjoy the journey, and know that we'll get through this together. Anything to add, David?

unknown 14:15

Nothing.

SPEAKER_02 14:15

Nothing. All right. Bye. See ya.

SPEAKER_01 14:28

Thanks so much for joining Snapchat's Tampa Bay. Hit subscribe to catch our latest episodes, and let us know in the comments what you want us to explore next. Keep loving the Tampa Bay vibe. See you guys soon.