Hi Ryan,
Wow, you got some good answers from knowledgeable agents. I can't see any down side for you not having an agent with you to help negotiate for you. One point I would like to make is I would use an EXPERIENCED agent in new home buying as they can usually get you a better deal, if not on the price then on the amenities.
I would check out a few of the agents here on trulia ( myself included ) who seem experienced in purchasing a new home. In my experience the only person who makes money in a discount brokerage is the Broker, NOT his agents so the level of expertise might be lacking there. See if you can work out a deal with one the experienced agents here that way you can have the best of both worlds.
As always if you have any questions please feel free to contact me.

Regards,
Allyson
408-705-6578
allyson@homesbyallyson.com
DRE# 01397256

WOW one of 10 ten questions I answer across country when a buyer BELIEVES don't need an agent:

a) Do you know how to read contracts and fine print
b) Do you know how real estate transactions take place demand of buyer follow procedures till close
c) Do you know have a team who protects you keep you from making huge financial mistakes
d) Do you understand full process of home buying
e) Do you know true value of area and how research like homes
f) Title
g) Escrow

NOTE: Rule of thumb never purchase a home direct from :
bank, builder, FSBO, listing agent
WHY: example: If you were in legal matter would you use opposing side attorney PROBABLY NOT

Once you sign documents no Realtor or Attorney can get you out of mess if it takes place. Many issues happen you are not aware which need to be in media purchasing direct from builder.

I have represented many in new builds when I have read the builders contracts showed issues to buyer WILLING TO sign realized value of Realtor profession.

FYI ~
if anything goes wrong you are covered under agents e & o insurance. Do you know how to troubleshoot matters show cause of breach of contract SCREAM you can be sued if you don't follow obligations,

Builders love trade of Realtors if they treat us well, we bring business to them. Agents in many instances have a home lowered in price builder wants our business.

Noticed builders list homes with Realtors many factors, realize the purpose of Agent represent them

I should create a blog site for buyers who purchased direct from builder all problems took place.

National Featured Realtor and Consultant, Texas Mortgage Loan Officer, Credit Repair Lecturer
Follow me on Twitter: http://twitter.com/Lynn911
Lynn911

http://www.lynn911.com

My take on this question is that Ryan is saying he has reached the point in the process where he will be negotiating with the builder to purchase.

He seems to me to be asking if there are Agents who will represent him/assist him through the negotiations for less than the % they normally charge when providing Services from the beginning of the Process to the end of the process.

A lesser %....A Fee? Will negotiate a lesser charge for providing a lesser amount of Services?

I would venture to say the answer is Yes.....Shop around

Do I think getting an Agent to assist in this part of the process is a good idea.....The "How important is the Negotiating part of the Purchase Process" can best be responded to with a "DUH"

It's important and as such assistance in the process has value....I think having representation to assist in protecting your interests is the way to go. Find good representation and as I said before..Shop around.

Good luck, Dunes

Hi Ryan,

Having direct representation is as important in the purchase of a new home as in a resale. Having a buyer's agent will give you a hand up in the negotiation and sign off before close of escrow. Home inspectors have told me that it is more important to have an inspection performed on new construction.

Alarmingly, sometimes inferior construction can slip through the building inspectors review and get signed off, leading to problems down the road. True you will have a warranty, but in some cases warranty coverage is a ruse. There are a few builders (not necessarily the small ones) that do not honor their warranty.

A buyer's agent can help you schedule an inspection of the home before close of escrow and in addition to the walkthrough. A buyer's agent will help you to negotiate the repairs prior to you taking possession. Once you close, the wheels of progress can move slowly, and not very effectively.

To address Redfin. As I understand their process, they only facilitate the process of writing the offer and sending it in. Any of the other services are not included, hence the discount. I would invite you to google reviews of their business model, process and effectiveness.

I'd be happy to work with you and come up with some arrangement that would be mutually agreeable. In combination with skilled buyer representation you may be able to get more for your dollar.

Thanks,

Patrick


Keller Williams Realty
Cupertino
(408) 410-9139
patrick@dreamsbytheyard.com

Hi Ryan, your question is EXACTLEY why I wrote the following document:

http://docs.Steven-Anthony.com/BuilderRealtorAgent.pdf

I know a bit about how Builders function. I co-founded a company called blueTop, a web-based Construction Management software company for Residential builders. Richmond American Homes built about 3000 homes using our software as a beta customer. In any case, I picked up some very useful "internal knowledge."

The notion that the Builder will "pass on the savings" of not having a Realtor represent the Buyer is a wide misconception. It is more likely that the Builder's sales representative might get a little bonus check instead.

Best, Steve

Hi Ryan,
You dont HAVE to go with a Buyers agent. Even if you dont, the Builder is NOT going to reduce the price of the home for you minus the commission! The Builder will keep it with no benefit to you! What difference does it make to you what the agent gets paid? What should make a difference to you is what the Agent can do for you by representing you. You are not paying the agent, you will have to pay whatever the Builder sets the price of the home at! Last Saturday I was there with my client and we went through the process of booking the home. I have a client who i registered at a new home contruction here in Cupertino, and there are so many questions, procedures, paperwork that is particular to new homes that it pays having someone who does this on a daily basis and has the knowledge and experience to ask questions and check/explain all the paperwork to you and walk thrpough the process with you start to finish and beyond!
A discount Broker will provide you with discount service, you get what you are willing to pay for!
Do get in touch with me if you would like to work with me, I live and work here and know the City inside out!
Check out my website. Be well and safe, All the Best, regards,
Nina Daruwalla

Whether buying new contruction or buying resale you do not have use an agent. I cannot think of any advantages to not having a buyers agent, except the possiblity of saving a couple bucks if you know how to negotiate the terms of a contract. If you haven't bought and sold 25+ homes, you probably lack the knowledge of everything transactional and required by law to buy or sell a home. An agent gives you so many more advantages, and the piece of mind when it comes to concerns about inspections, closing costs, negotiations, etc.

I would recommend having someone represent you, you don't want to make a mistake that you could regret down the road. I'd be happy to help answer any further questions.

"I turn your first-time home dreams into reality!"
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
James Peterson..........................................................Phn: 408.836.9653
Keller Williams SV .......................................................Fax: 408.540.1781
2110 S. Bascom Ave............................james@jamessellsthebay.com
Campbell, CA 95008........................http://www.jamessellsthebay.com
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I believe that you should have a buyer's agent to review your documents befroe you sing and to guide you through the process. It should cost you no money as the commission will be paid by the seller. I recommend a Realtor with an ABR (acredited buyers representative) designation. If you choose not to work with an agent at a minimum have an attorney review the contract befor you sign it.