Why You Should Always Use a Realtor When Buying a New Construction Home in Texas

Written By Giovanni de Vivo

If you are looking at new homes in Rockwall or the Dallas–Fort Worth area, you might be tempted to walk into a model home and handle everything directly with the builder. The homes look perfect, the representatives are friendly, and the process feels easy.

But here is what most buyers do not realize: the builder’s sales representative works for the builder, not for you. Their goal is to sell the builder’s homes on the builder’s terms. Your goal should be to protect your investment, negotiate the best value, and make sure the home you are buying is built correctly and delivered as promised.

That is where a buyer’s agent comes in. At de Vivo Realty Group in Rockwall, we represent you and your interests throughout the entire process. Below is a detailed look at why having an experienced real estate agent is essential when buying new construction in DFW.

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The Biggest Misconceptions

“I’ll save money if I skip an agent.”
Builders almost always include the buyer’s agent commission in their pricing. If you go without representation, the builder simply keeps that money. You do not save by doing it alone.

“The builder’s sales rep will guide me.”
The sales rep is helpful, but their loyalty is to the builder. They cannot advise you on pricing, inspections, or contract protections that may not favor you.

“New homes do not need inspections.”
Even new construction can have foundation, wiring, drainage, or insulation problems. An independent inspection helps ensure the builder delivers what was promised.

  • Negotiating More Than Just the Price

When working with builders, price is only one part of the deal. A knowledgeable agent helps you evaluate:

  • Lot premiums: In Rockwall, Heath, and Royse City, corner lots, greenbelt lots, and waterfront lots can add thousands of dollars. We help you determine which are worth the cost.

  • Design upgrades: Some features add real value, while others are overpriced. We help you choose upgrades that boost resale potential.

  • Builder incentives: These can include rate buy-downs, appliance packages, or closing cost credits. Builders rotate promotions regularly. We monitor the market and time your offer.

  • Construction stage: Spec homes that are already built may have more negotiation room than to-be-built homes.

  • Timing: Builders often negotiate more aggressively near the end of fiscal quarters or inventory deadlines.

Without representation, buyers often miss out on incentives or pay more for upgrades that do not add long-term value.

  • Understanding the Builder Contract

Builder contracts are written by lawyers who work for the builder. They are not the same as standard Texas real estate contracts and often include:

  • Flexible timelines: These give the builder extra time for construction delays.

  • Arbitration requirements: Some limit your ability to pursue legal action.

  • Deposit rules: Policies vary on what happens to your deposits if you cancel.

  • Price escalation clauses: Some contracts allow the builder to increase prices if material costs rise.

  • Warranty limitations: The fine print defines what is and is not covered after closing.

We translate these documents into clear terms and highlight what needs attention before you sign.

  • Inspections for New Homes

We coordinate professional inspections at three key stages:

  • Foundation inspection: Checks grading, rebar, and drainage before concrete is poured.

  • Pre-drywall inspection: Ensures electrical, plumbing, and HVAC systems are installed properly.

  • Final inspection: Reviews all finishes, appliances, outlets, trim, and major systems before closing.

Even new homes can have dozens of issues. We help you address them before you move in.

  • Getting the Right Financing

Builders often offer incentives if you use their preferred lender. While convenient, those deals are not always the best option.

We compare rates and terms from several lenders to make sure you are getting the most favorable financing. We help you understand:

  • How rate locks align with construction timelines

  • The difference between temporary and permanent buy-downs

  • Appraisal risks on heavily upgraded homes

  • How to structure your loan for long-term stability

  • Hidden Costs: Taxes, HOAs, and Assessments

New neighborhoods often have MUD or PID taxes in addition to standard property taxes. These can significantly impact your monthly payment.

We help you identify:

  • MUD/PID obligations before you buy

  • HOA fees and rules

  • Amenity costs such as pools and fitness centers

  • Homestead exemption timelines and how to file

Understanding these costs early prevents surprises later.

  • Managing the Construction Process

Building a new home involves many moving parts. We act as your project advocate by:

  • Tracking construction milestones and updates

  • Communicating directly with the builder when delays occur

  • Helping you evaluate change orders

  • Attending walkthroughs and documenting issues

  • Following up after closing to ensure warranty claims are addressed

This oversight saves buyers from unnecessary frustration and stress.

  • Choosing the Right Builder and Community

We go beyond showing model homes. Our goal is to match you with the right community, builder, and floor plan for your goals and lifestyle.

  • Rockwall, Heath, and Lake Ray Hubbard areas: Great for families who want top-rated schools and lake access.

  • Fate, Royse City, and Greenville: Ideal for larger lots and quieter neighborhoods.

  • Plano, Frisco, and McKinney: Close to corporate hubs with strong resale demand.

We analyze how lot size, orientation, and design choices affect resale and livability.

  • A Real Example

List Price: $520,000 new construction home in Rockwall

Negotiated Outcome:

  • $20,000 price reduction

  • $15,000 closing-cost credit

  • Inspections completed and all punch-list items resolved before closing

With professional representation, the buyer saved money, avoided delays, and moved into a higher-quality finished home.

  • Common Questions

Do I pay extra for an agent?
No. Builders already include the buyer’s agent commission in their budget.

Will I get a better deal without an agent?
Rarely. Builders often keep that commission rather than passing it to you.

Can my agent still help if I already visited the model home?
Yes, as long as you have not signed a purchase contract. Let the builder know you are represented.

Do I need an inspection on a new home?
Yes. Independent inspections protect your investment and help ensure the home meets quality standards.

  • About de Vivo Realty Group

Christine de Vivo leads the award-winning de Vivo Realty Group in Rockwall. She is recognized by Century21, NAHREP, and Real Producers for her dedication and results.

Our Promise

  • Full bilingual service (Hablamos Español)

  • Expertise in new construction, resale, and investment properties

  • Clear communication and honest advice

  • Representation that always protects your best interests

Team Members: Christine de Vivo (Team Lead), Chris Gomez, Claudia Ramirez & Erick Murphy

  • Ready to Visit Model Homes the Right Way?

Before signing anything at a builder’s office, talk with us first. We will compare builders, incentives, and loan options, then guide you through the entire process with your best interests in mind.

Call or Text: de Vivo Realty Group – Rockwall, TX

Schedule Your Free New Construction Strategy Call: Learn which builders are offering the best deals and what your true monthly payment will look like.

Giovanni de Vivo