I strongly believe that you need an agent when buying a new home in any development. You should have your own representation to negotiate the price, terms and options. The people in the sales office are working for the builder. They will not advice you that the price is negotiable. Your agent can tell you how much they sold for in the last few phases so you can comprae and offer accordingly.
Having your own agent does not cost you anything. The builder pays your agent's commission. So if it can save you thousands of dollars in getting a better price, terms and options, I don't see why you would not get an agent to help you.
I have represented many buyers with new developments and have been able to get a price thousands of dollars less than the price list, in one case $80,000 lower. I am not saying that much is always possible, but it depends on how many lots are realeased in each phase and what sort of demand they have.
If I can help, you can reach me at 925-425-9491.
Help-U-Sell Achievers Realty