At some point, every homebuyer dreams of a brand-new home. A sparkling kitchen, untouched floors, and that fresh paint smell—it’s like new car smell but with a much bigger price tag. You visit a show home, fall in love with the design, and imagine yourself living in a magazine spread.

But here’s the reality: new builds can be more work than you signed up for. I’ve worked with plenty of buyers who ran straight to a builder expecting a dream home, only to move in and find out their "brand new" house has surprises—like a game of hide and seek with missing electrical outlets. The worst part? Many thought they didn’t need a realtor because, hey, it’s a new house—what could go wrong? (Spoiler: a lot.)

Why You Need a Realtor for a New Build

Some folks think buying from a builder is like ordering a burger—point at what you want, pay, and enjoy. Nope. This is more like ordering a burger and getting a bun with no patty. The builder’s sales reps work for the builder. Their job? Protect the builder’s interests. My job? Make sure you don’t end up in a house with more problems than a reality TV show.

Hidden Issues in New Builds

New homes go through a construction process that involves multiple subcontractors. Translation: there are a lot of hands in the cookie jar, and sometimes, people forget to actually bake the cookies. I’ve seen buyers move in and discover:

• Vents that don’t connect to anything (Great for heating the inside of your walls!)

• Missing electrical outlets (Surprise! You didn’t actually want to plug in your lamp, did you?)

• Doors that don’t close properly (Because who needs privacy, right?)

• Plumbing issues that turn your dream home into an indoor water park

And let’s not forget the classic: uneven flooring—because every home should come with a built-in funhouse effect.

The Smart Move: A Home Inspection

Yes, you heard me right: get a home inspection on a new build.

I know, I know, it sounds counterintuitive—like checking a brand-new car for rust. But trust me, a fresh build doesn’t mean a flawless build. A professional inspection can catch the hidden oopsies before you move in, saving you from expensive repairs down the line.

Negotiating Repairs and Timelines

As your realtor, I don’t just point out potential problems—I make sure they actually get fixed. I negotiate repairs before you take possession, or at the very least, within a set timeline so you’re not waiting around for things that should have been done right the first time. You should be unpacking boxes, not chasing down contractors.

You’re Not Saving Money by Skipping a Realtor

Some buyers think skipping a realtor means saving money. Nope. That’s like thinking you can save on medical bills by diagnosing yourself on the internet. The builder isn’t going to offer you a discount because you went solo—in fact, without a realtor, you could end up paying more with none of the perks.

The Bottom Line

A new build can be an amazing investment, but it’s not all sunshine and sparkles. Having a realtor on your side means fewer surprises, better negotiations, and a smoother experience overall. So before you sign that builder’s contract, let’s chat. Your dream home should stay a dream—not turn into a DIY horror story.