Matt, You have received some good answers. A national builder is different that a local builder. I have worked as a builders rep for over the last 12 years and now am recently working as a full time agent to be of service to buyers like yourself. This is a good forum for answers but I would recommend to utilize someone who will represent you and obtain the best price for you.

Matt, onsite agents have motivation to sell homes, and generally provide the info that comes from "above" when offering incentives. If you have a good onsite agent, while they are most definitely not your advocate in pricing negotiations, they are often not your adversary, either- they're just following the direction of management. If the area in which you're looking is "hot" (and some are, even today), the negotiation is limited. If it's slow, as mentioned below, have they reduced base pricing? Are there any homes in inventory that offer better incentives (as is very common- builders hate "specs" sitting)? If you can dig up historical data on the community, it will help you decide if you're getting a fair deal, and the incentives on inventory will be a good indicator of the true "value" that you're getting- these are your competition, should you decide to sell later. If, as John has indicated, this builder has a Realtor fee "built in", that might provide a conduit for a discount, as well, although they will likely not admit it (bad for Realtor relations), but worth a try! Good luck.

hey matt -- hope you understand that properties off of Liberty and Jackson are in the city and not township - you will be paying income tax. also ask to see the fine print (regarding gas wells on property off of Jackson)

It all depends on what their management will allow to move properties on what incentives they will do. You can always ask [it doesn't hurt], but there is no guarantee they will do that!

Art ~ RE/MAX

Can anyone tell me though, is it a realistic request for myself or a Realtor if I choose to go that route to go into the negotiations and ask for 1/2 off all upgrades, keep the incentive that NVR is offering, and pay no closing costs. I have read where other Ryan developments have offered 1/2 of upgrades so they must still be making a profit if they accept my request.

Matt,
When you are entering into what may be the largest financial decision that you make, WHETHER IT IS AN EXISTING HOME OR A NEW HOME---DOESN'T IT MAKE SENSE TO HAVE AN SOMEONE WORKING FOR YOU!!! The person working for the builder has an obligation to be fair with you. They are not working to your best interests and your money. Most builders, INCLUDING Ryan homes have Realtor's fees figured into their marketing costs of a new home sale.
Having a REaltor involved is in your best interest. Work with a Realtor. It can only help you.
If I can be of assistance, please give me a call at 440-487-2193

Matt,

One piece of advice... Compare NVR to some other "outside" lender; one that is reputable and offers competitive rates based on your specific qualifications. Who knows, there may be a $30k difference to make up for it! Typically, NVR isn't the best rate out there and that is why they offer that type of incentive... to make more of YOUR hard-earned dollar!

Also something to consider... In my marketplace, Ryan Homes undercut their own past clients when it comes to homeowners wanting to sell after they've lived in there home for awhile. I am a prime example... back in '98, my ex-wife and I built a Victoria model. Back then, the Victoria came with all the bells & whistles, as it was one of the top homes... I think it even came with the morning room, but I specifically can't remember that one. Anyhow, with the upgrades that we did, etc. it pushed our purchase up to $260k.

Today, I know that they market their homes a little different. Things seem to be more a-la-carte, so it's really hard to compare "apples to apples". But my point is and one thing that concerns me as a Real Estate Professional trying to help my clients sell their homes, is that you can now build/purchase a Victoria (and I'm sure any other model) at a vastly reduced price! Recently, they were offering a base Victoria for right at $200k.

This hurts people who are looking to sell their Ryan home, as perspective buyers see the "used" homes, then look at the new ones and feel "why would I buy used if I can build new?" Overall, it hurts the market!

Now, I'm not just picking on Ryan. All production home builders offer incentives, etc. to sell homes and keep their crews working. But because Ryan is as large as they are, they represent a larger percentage of newly built homes that affect the market.

I know that this is a little off-topic, but I speak from experience from different aspects of the point: consumer and sales agent.

PS: To answer your original question, yes all builders are going to be negotiable! To what degree is up to their motivation with their particular community. Turn the screws on them! If they won't bend on price, tell them "that's fine, I can build with someone else!" Just know that you really can't get something for nothing. You have to be realistic about prices, etc. when you are negotiating!

Good luck!!

Art Hotes ~ RE/MAX

Christine, let me clarify one point. There isn't an offer of 30k in free upgrades. The offer is that if I spend 30k in upgrades and finance the mortgage through NVR then I will receive a free morning room. With that being said, do you feel that I have negotiating room with additional upgrades. I have been reading other people's negotiations with Ryan Homes and other builders and it just seems that across the board most builders are willing to negotiate. We were thinking of going in and asking for 1/2 off all upgrades and also asking them to pay for all the closing costs. The base price of the home is currently 184,900 which is down from 209,900 just last month. I don't want to end up with a $230k mortgage due to upgrades when I know the house wouldn't be valued at that amount. Your thoughts?

Contact a local realtor work on your behalf, amazing realtors can get the builder drop pricing and free upgrades. Real estate agent can run the comp's knowledge has power you dont know what other homes are selling for.
http://www.lynn911.com http://www.homes-for-sale-dallas.com

Matt, I would say that a $30K free upgrade is a great start. I do know that Ryan Homes already reduced their overall base pricing within the past year. That said, it never hurts to push for additional price breaks. You really have nothing to lose.

I wish you well.

Christine Howlett, Realtor
Howard Hanna Smythe Cramer