The Starting Price Is Not the Price

You've seen the signs. "Starting in the $400s." You walk into the model and it's stunning. Big kitchen island, tile everywhere, lighting that makes everything glow.

Here's what nobody tells you at the door: the model is almost never the starting price.

What happened with one of my clients

A client of mine fell for a community advertised in the $400s. Once we added basic upgrades, not the luxury stuff, just the things most buyers expect, they were in the $550K range.

That's when I sat down with them and said, let's look at other builders and other subdivisions before you commit. Same budget, different builder, can mean a very different house.

That conversation is a big part of why I tell buyers to bring an agent from day one.

Base price vs. the model you're standing in

The starting price is usually the smallest floor plan, on a standard lot, with standard finishes. The model home is the builder's showcase. It's designed to sell upgrades.

Before you fall in love, ask:

• What exactly is included at the base price?
• Which features in this model are upgrades?
• What does this model cost as shown?
• What's the lot premium on the lot I want?

Lot selection matters more than you think

You can change a countertop someday. You can't move your house.

Getting in early on a subdivision often means first pick of lots. That can mean a bigger lot, a corner location, or backing up to woods or a pond instead of the neighbor's back windows.

The best lots tend to go first, and they usually carry a premium. I'll help you weigh which premiums are worth it for resale and how you'll actually live there.

Options worth it vs. options to skip

Some upgrades are hard or expensive to add later. Others you can do yourself after closing for less. Here's how I guide my clients:

The pattern: spend on the things built into the structure that are hard to change later. Skip the finishes you can easily swap out down the road.

Financing is different for new construction

New construction has its own timelines, deposits, rate lock questions, and builder incentives. Not every lender handles it well.

I connect my clients with lenders I trust who know new construction inside and out. Before you agree to anything tied to a builder's preferred lender, let's compare your options together.

The bottom line

The sign gets you in the door. The real number is the house you actually want, on the lot you actually want, with the options that make sense long term.

I help my clients design and select options that are long-term value adds, not just what looks good under model home lighting.

Want to know what that "starting price" really looks like? Reach out before you tour.