New Construction & Custom Home:

Absolutely! The builder's representative works for the builder, not the buyer. Having your own agent means having someone to help evaluate pricing, incentives, contract terms, upgrades, inspections, and construction milestones. We recommend involving VIVID before your first builder visit, since some builders have specific requirements for recognizing buyer representation.

Production homes are generally built from a builder's established floor plans, with a defined selection of options and finishes. Semi-custom homes typically allow greater personalization, which may include layout modifications, structural upgrades, and expanded design selections. Fully custom homes are designed around the owner's individual vision, site conditions, and budget, often involving an architect, custom builder, and a more extensive planning process.

Yes! We can help you compare available homes, evaluate builder incentives, review contract terms, coordinate independent inspections, and prepare for closing. Even when construction is complete, there are important details to consider before purchasing a newly built home.

Absolutely! We can help you compare builders and communities, review available floor plans, understand structural and design options, evaluate upgrade costs, and navigate the construction timeline. We'll also help coordinate important milestones, inspections, walkthroughs, and communication with the builder.

Yes! We can be involved from the earliest stages, including searching for land, evaluating property considerations, connecting you with builders and other professionals, and helping coordinate the real estate aspects of the process. From initial planning and construction milestones to inspections and closing, we'll remain involved throughout your journey.

Start by considering your budget, desired level of customization, preferred location, timeline, and the type of home you want to build. We recommend reviewing builder experience, completed projects, references, contract terms, warranty coverage, and the construction process. We can help you compare builders and identify questions to ask before making a commitment.

Yes! Depending on the builder and market conditions, there may be opportunities to negotiate purchase price, design upgrades, closing cost assistance, financing incentives, or other terms. Not every builder offers the same flexibility. We'll help you understand available incentives and evaluate the overall value of the offer.

Yes! Purchasing land involves different considerations than buying an existing home. We'll help you evaluate location, access, utilities, zoning, restrictions, surveys, easements, and other factors that may affect your plans. We can also help coordinate conversations with builders, surveyors, soil professionals, and local permitting authorities before you commit to a purchase.

Important considerations include zoning, permitted uses, road access, easements, utilities, topography, drainage, soil conditions, septic or sewer availability, surveys, and neighborhood or deed restrictions. You'll also want to understand site preparation costs and whether the property can accommodate your intended home. We recommend investigating these items before completing the purchase.

Suitability depends on soil characteristics, site conditions, available space, proposed wastewater flow, and applicable regulations. A qualified professional and the appropriate permitting authority can help determine whether an approved system is feasible. We recommend confirming wastewater feasibility before purchasing land when a septic system is necessary for your building plans.

A soil evaluation examines characteristics that affect wastewater treatment and septic system suitability. Depending on the property and permitting process, this may involve soil borings, soil classification, and other assessments. The term "perc test" is commonly used, but modern evaluations may involve more than a traditional percolation test. The appropriate local authority determines the applicable approval process.

Traditional septic systems generally use a septic tank and a conventional drainfield when soil and site conditions allow. Alternative systems may use different treatment or dispersal methods when conventional systems aren't suitable. These can have different installation costs, maintenance needs, monitoring requirements, and operating considerations. A qualified designer or permitting professional can explain the options approved for a particular property.

Beyond the land and construction contract, costs may include surveys, architectural plans, engineering, site clearing, grading, driveway installation, utility connections, septic or sewer infrastructure, well installation, permits, landscaping, financing expenses, and contingency reserves. We'll help you identify questions to ask your builder and other professionals so you can better understand the total project budget.

Before purchasing land, it's important to understand whether public utilities are available, how the property is accessed, where structures may be built, and whether easements or restrictions affect your plans. A current survey and appropriate professional evaluations can help identify potential concerns. We'll help coordinate the information you need to evaluate the property.

Construction timelines vary based on the builder, home design, permits, weather, materials, site conditions, and the level of customization. A move-in-ready home may be available quickly, while a fully custom home can require substantial planning and construction time. We'll help you understand the builder's anticipated schedule and important milestones.

We recommend considering independent inspections for new construction, even when the builder provides its own quality-control process. Depending on the project, inspections may occur before drywall installation, near completion, or before warranty deadlines. Independent inspectors can identify issues that may need attention before closing or during the warranty period.

A pre-drywall inspection takes place after certain framing, mechanical, electrical, and plumbing work has been completed but before those components are concealed by drywall. It provides an opportunity for an independent inspector to evaluate accessible work at that stage. Scheduling and access must be coordinated with the builder.

A builder orientation introduces the home's systems, features, and maintenance requirements. A blue tape or quality walkthrough is an opportunity to identify cosmetic or workmanship concerns for the builder to address. We'll help coordinate these appointments, discuss important observations, and track follow-up items.

The final walkthrough allows you to review the home's condition shortly before closing and check the status of agreed items. We'll help coordinate the appointment and communicate any outstanding concerns with the builder.

Builder warranties vary by company and contract. They may provide different coverage periods for workmanship, systems, and structural components, along with specific procedures for submitting requests. It's important to understand the coverage, exclusions, and deadlines before closing. We'll help you stay organized with important warranty milestones.

Absolutely! Our goal is to be a resource from your earliest planning conversations through closing and beyond. Depending on your project, we can help with land searches, builder comparisons, design decisions, construction updates, inspections, orientations, walkthroughs, and coordination with the professionals involved. We want you to feel informed and supported throughout the process.