New builds are my specialty.
Builder contracts are written to protect the builder — not you. I level the playing field, negotiate what most buyers don't even know is on the table, and make sure you walk away with the best possible deal.
Let's Talk New BuildsWhat makes a new build different
New construction is priced by the builder — you're not competing against 12 other offers. It's a much calmer, more strategic buying experience.
No surprise repairs, no aging systems, no previous owner's questionable choices. New builds come with warranties and modern building standards.
Depending on where the home is in the build process, you may be able to choose finishes, flooring, cabinets, and fixtures — a level of personalization resale can't offer.
No sellers to negotiate emotions with, predictable timelines, and the ability to go under contract before you've even moved. New builds are ideal for out-of-state buyers.
Builders regularly offer closing cost assistance, rate buydowns, and upgrade packages — especially on standing inventory. I know how to find and stack these for you.
Most new construction comes with a 1-year workmanship warranty, 2-year systems warranty, and 10-year structural warranty. Peace of mind resale homes can't match.
Here's where I go to work for you
Closing cost assistance
Builders often have pools of money set aside for closing costs — but they won't volunteer it. I know to ask, and I know how to get it structured in your favor.
Rate buydowns
Many builders have preferred lenders who can offer temporary or permanent rate buydowns. I help you evaluate whether using the builder's lender actually makes sense for your situation.
Design center upgrades
Flooring, cabinets, countertops, fixtures — the design center is where builders make their margins. I help you prioritize what's worth paying for and what to skip.
Lot premiums
Backing to open space, corner lots, cul-de-sacs — lot premiums are often negotiable, especially on standing inventory. Most buyers pay full price without knowing they could negotiate.
Timeline flexibility
Need to close before your lease ends? Need more time to sell your current home? Builder timelines have more flexibility than you'd think — if you know how to ask.
Pre-drywall inspection
Before the walls close up, you want an independent inspector in that home. I make sure this is scheduled and that any findings are addressed before you close.
How buying new construction actually works
We figure out what you're looking for
Before we tour a single model home, we get clear on your priorities — location, price range, timeline, must-haves, and lifestyle. This shapes which communities are even worth your time.
- Budget and financing pre-approval
- Neighborhood and commute priorities
- Timeline — are you buying to-be-built or looking for quick move-in?
I research the communities and builders
Not all builders are equal. I look at reputation, build quality, warranty records, and current incentive packages — so you walk into a model home already knowing what you're walking into.
- Builder reputation and quality research
- Current community incentives and available inventory
- HOA fees, CDD fees, and what's actually included
We tour model homes — together
I go with you to every model home visit. The builder's sales agent works for the builder. I'm there to ask the questions they won't volunteer answers to and make sure you see what matters.
- I attend every model home visit with you
- Virtual tours available for out-of-state buyers
- Honest assessment of build quality and value
Contract, design center, and close
Builder contracts are long, detailed, and written in the builder's favor. I review every page with you. Then I'm with you at the design center, at the pre-drywall inspection, and at the closing table.
- Full builder contract review — no surprises
- Design center strategy so you stay on budget
- Pre-drywall inspection coordination
- Final walkthrough and punch list
- Closing day — keys in hand
New construction myths — busted
"I don't need my own agent — the builder's sales rep can help me."
The builder's sales agent works for the builder. They are legally obligated to represent the builder's interests — not yours. Having your own agent costs you nothing and protects everything.
"New construction prices are fixed — there's no negotiating."
Builders negotiate constantly — especially on standing inventory and at end of quarter. Closing costs, upgrades, lot premiums, and rate buydowns are all on the table if you know how to ask.
"Using the builder's preferred lender is always the best deal."
Sometimes it is — builders often tie their best incentives to using their lender. But sometimes it isn't, and I'll help you run the numbers so you can decide with full information.
"New construction doesn't need an inspection."
New builds have defects too — sometimes significant ones. A pre-drywall inspection and a final inspection before closing are non-negotiable for my clients. Every single time.
Real talk from real buyers
"She advocated for us to the builder and made sure all our interests were protected — and we didn't pay any closing costs."
"She has savvy negotiation skills and puts genuine thought into your needs — financial, location-based, even emotional. I can't recommend her enough."
Ready to explore new builds?
Let's talk about what's currently being built in Denver and whether new construction is the right move for you.