Valerie, thank you for your insight.

We actually had a chance to drive through this development. They are currently building 2 homes. We ran into the owner of the development. He showed us one of the properties and informed us of the standard features. Doesn't appear there would be a need for upgrades from our perspective, but we haven't seen the finished product. Just curious if it is priced well - looking at the 3br 2ba ranch on 2 acres priced at $254,900. There is one house complete that, according to the tax assessment records, sold for $269,900, but it is a 4 bed 2.5 bath 2-story. He also informed us that his plans are to build 1 or 2 a year in the development. The price seems reasonable, but if there is room, we will try to take advantage of it.

I'm guessing the best approach would be an offer at or near asking price with some seller assist. We're not quite sure yet, still kicking the tires.

European Builders are the builders behind these homes on Cider Mill Rd. in Mertztown, and European is a quality custom builder. (I don't know enough about their reputation as regards completion dates, warranties, etc., but if this is something that you want me to pursue, you can feel free to contact me and I will do my best to find out for you.) The lots are ranging from 2 to 5+ acres (some zoned for horses), base prices starting at $254,900 up to $331,000 (originally there were six lots, but one house has been sold).

I think that the original house sold was a spec home and sat on the market for almost six months before getting a contract, so instead of asking price of $349,900 it sold for $315,000. As a result, it looks as if the builders aren't going to build any other homes unless they already have the house sold (as opposed to building them and then trying to sell them), so the likelihood is that they won't be very negotiable on the base price.

Unless you REALLY want a huge lot (just remember, a LOT of garden maintenance, constant summer lawn mowing, etc.) or you have horses and need the land, you need to realize that you will be paying a bit extra for the land.

(And again, please trust me as a realtor when I say that the Base Price of new construction is NEVER the actual price you pay if you're having the house built to your own satisfaction - you ALWAYS end up getting extras tacked on that jack up the price higher than you ever wanted it to go!! In this great buyers market, there are so many great newer houses available, often with expensive upgrades already added in that you won't even be paying for, that I can't stress enough my recommendation that unless you really HAVE TO HAVE the new house, an existing home is a better bargain!)