The fact is, you don't get what you deserve, you get what you negotiate... The first question should be how good of a negotiator are you? A top REALTOR might negotiate 50+ contracts a year, How many new home contracts have you negotiated this year? The second question should be, What does the CMA show? Is the home priced well, what are the comparable sales, and does the builder have any spec homes that might suit your needs? Using a top REALTOR with new homes experience won't cost you money, it will save you!

Hi there Punk9slvr, well... here is my experience. I'm a buyer and have had dealt with 4 builders last few month.

Builder 1) Sales manager was very kind, and I went there by myself and negotiated a little bit, then went back with buyer's agent. She was fine with it, and with the buyers agent, was able to negotiate a very good deal down plus 10k in closing cost help, but due to issue not related to builder or us, we were unable to close the deal.

Builder 2) Sales Manager was courteous, and was good with contacting us. We went there first time without agent and started negotiating. We went back with buyer's agent and was able to negotiate a good deal with builder paying 10k in closing cost. It was good deal, but builder 1 provided us with better deal, so we went with builder 1, but as mentioned above, deal fell apart... =(

Builder 3) Went there with buyer's agent on first visit. Sales manager absolutely stonewalled us!!! Even with buyers agent she refused to reduce the price by 1 cent!! She threw bunch of bull at us as if we were hitting the market for the first time. Already having dealt with 2 builders who were willing to negotiate, we high-tailed outta there!!!

Builder 4) We went there without buyer's agent. Sales manager was courteous and after several visits, felt comfortable with him enough that we decided not to involve a buyer's agent and was able to negotiate a favorable deal plus closing costs paid by the the builder. We signed contact with them, and now awaiting loan approval!

One thing I can tell you from my experience, it really depends on the sales rep and you should target quick deliveries. We were able to negotiate price that was well below listed price with closing cost help. If builder gives you bull about "Oh, that's price with all the incentives, we can't no any lower" walk away! I think buyer's agent definitely helps, but strangely enough we were able to get a pretty good deal by ourselves... Having just read what Mr. Mansur Hasib wrote, I totally agree with what he said. Stay cool, and be polite!! We were also lucky in that the sales rep representing the builder was very polite and answered all of our questions.

In general you should take your agent with you on your first visit. If you have not done this, most builders will put up a wall and refuse to pay commission to your agent. All buyers are entitled to representation and the builder cannot refuse to have you represented by an agent, however they are not obligated to pay your agent. The sales representative is the seller's agent and it is his/her duty to negotiate favorably on behalf of the builder. It is possible for a buyer to negotiate directly as long as you can put your emotional attachment to the home aside. Treat the entire exchange as a social encounter, get them to answer as many of your questions as possible so you can figure out how hungry they are -- without giving up too much of your own information. The more they know about you, the more advantage they will have. Stay cool and polite throughout the process. The more time they seem to want to invest in you, the more motivated they are likely to be.

Yes, use a Realtor to negotiate on your behalf, and yes pre-construction is negotiable.

Anna

Everything is negotiable. A Realtor could help you with this.

Alan
(443) 789-6712

Yes,
You can negotiate with the builder for additional incentives/discounts/concessions.
I would recommend working with a realtor. You are at a disadvantage when you negotiate with a builder.
There may be-most likely will be-contractual elements with which you are unfamiliar.
A realtor will be your advocate and look out for your best interests.
I hope this is helpful.

Gregg