Builders do negotiate on upgrades and lot fees, but generally not on the base prices (at least not big builders like Toll Brothers, maybe a smaller builder would). I highly recommend you hire an agent to represent you - as your agent may know of specific past incentives they have offered and the best way to get yourself what you want, vs trying to go at it alone. There are also other things your agent can do such as stay on top of the building process, find you a pre-dry wall home inspector, negotiate repairs and make sure you are protected in case of Radon or other common issues in the home that you may not know about without an agent. There is no cost to you to have an agent, either. The builder pays us directly. Always good to have an advocate on your side. :) I am happy to help anyone in PA or NJ (I am licensed in both) if they are thinking of buying new construction as I have sold over a dozen new construction homes with many popular home builders and know the ins and outs for a successful transaction.