The New Build Trap
Model Home Seduction vs. The Resale Reality.
The Base Price Illusion
Dirt vs. Design
The "Starting At" price gets you the skeleton. It does not include the Lot Premium, the Structural Options, or the Design Studio upgrades. I force the sales rep to disclose the "Out the Door" price before you fall in love with the model.
The 20% Rule
Expect to add 15-20% to the base price for a livable standard. If the base is $800k, the real price is $960k.
Lot Premium Reality
Paying for Air
Developers charge $50k-$200k premiums for "views" that might be blocked by Phase 2 construction. I cross-reference city planning maps to ensure your expensive view isn't temporary.
| Premium Type | Retained Value? |
|---|---|
| Strip View | High |
| Cul-de-sac | Moderate |
| Corner Lot | Low (Traffic) |
Design Studio Traps
Overpaying for Flooring
Builders mark up flooring and tile by 40-60%. I advise clients to take "Standard" flooring at closing and rip it out immediately for higher quality, lower cost materials using my vendor network.
Structural Only
Only pay the builder for what you can't change later: extra bedrooms, structural wiring, and patio covers. Everything else is cheaper aftermarket.
Resale Value Math
The Backyard Gap
New homes come with dirt backyards. Finishing a luxury desert landscape with a pool costs $150k+. Resale homes often include this for pennies on the dollar.
The Window Treatment Tax
A 4,000 sq ft home needs $20k in blinds/shutters. Resale homes include them. New builds do not. We run the full "Cost to Complete" analysis.
Request a Developer Diagnostic
Don't walk into the sales office unrepresented.
