By Paul McMahon · Broker, eXp Realty · License 124611 · 2026-09-29
Here is the sentence that changes how you shop new construction: the person in the sales office works for the builder. They are professionals, they are often wonderful, and they are contractually on the builder's side of the table. In Washington, a buyer's agent works for you. That distinction is worth tens of thousands of dollars across the life of a new home.
The builder's contract is one-sided by design
New home purchase agreements are drafted by the builder's attorneys to protect the builder: timelines, upgrade pricing, financing contingencies, inspection rights, and what happens when construction runs late. Paul has read dozens of these contracts across Valley developments, and he negotiates terms a direct buyer would never think to ask for. It is fire insurance written before the fire.
Incentives are a negotiation, not a gift
Rate buydowns, closing-cost credits, and upgrade allowances sound like gifts, but they are line items with room baked in. Paul knows what builders actually offer when a buyer is represented and compares terms across phases and neighborhoods. Often he finds the same incentive, or a better one, without giving up price on the base home.
Inspections still matter in a new home
New construction is not a warranty against faults. Structural, systems, and builder quality vary from crew to crew, and the builder's final walkthrough is not the same as an independent inspection. Paul schedules third-party inspections at the pre-drywall and final stages, and he makes sure the builder's response is contractual, not conversational.
The cost part everyone asks about
In the overwhelming majority of new construction transactions, builder-paid commissions cover the buyer's agent, which means Paul's representation costs you nothing out of pocket. What it requires is showing up before you register at the sales office: once you sign in as an unrepresented walk-in, the builder can decline to recognize your agent later. Register Paul first, then go enjoy the model home.
"New construction is a great way to buy, and it is still a negotiation. Walk in with an advocate, and let the happy surprise be the closing statement, not the contract."
Thinking about a new home in the Valley? Tell Paul which developments interest you before you visit. He will walk you through the contract, the incentives, and the timeline, and he will make sure the builder's team knows you are represented.
