Costs you nothing. The builder has already budgeted my commission whether you bring me or not — so if you walk in alone, they simply keep it. There is no version of this where going alone saves you money.
Most builders will not let an agent represent you retroactively if you toured alone. One unregistered visit can cost you representation on the entire purchase — and there is no appeal. Text me before you walk in. Even from the parking lot.
Builders protect the sticker because it sets comps for the rest of the community. What they will move on is the list below — and right now those concessions are the deepest I have seen.
Pre-drywall, final, and an 11-month warranty inspection before the builder's warranty expires. The municipal inspection is a code check, not a quality check. I have never seen a pre-drywall report come back clean. Not once.
The closing cost credit is usually tied to using the builder's lender. Sometimes that is a great deal. Sometimes their rate is worse by more than the credit is worth. I run both.
HOA dues, PID and MUD assessments. A new build in a master-planned community can carry thousands a year on top of taxes, and it is disclosed in a document nobody reads. I read it.
Base price sets the comps for the rest of the community, so they protect it hard. Everything below is negotiable, and right now these concessions are the deepest I've seen. Most buyers ask for none of them.
The biggest one by far. Builders will buy your rate down 1–2 points, permanently or 2-1, using money they will not take off the price. On a $450K loan a full point is real money every month for thirty years.
Usually tied to using their preferred lender. Run the math both ways — sometimes their lender's rate is worse by more than the credit is worth. I do that comparison for you.
Often the easiest ask, and the one buyers forget. Flooring, cabinets, backsplash, blinds. Blinds alone can run $4–6K on a new build and almost nobody budgets for them.
Greenbelt, corner, cul-de-sac. Negotiable, especially on a spec that has been sitting.
Extended patio, third car, media room. Cheaper now than adding later, and sometimes free on inventory homes.
Fridge, washer/dryer, full fence, sod, gutters. Small individually. Adds up to five figures.
Not a portal that sells your info to five agents and shows you houses that sold in March. This is a direct MLS feed — live listings, accurate status, new ones the moment they hit. Free, and I don't get pinged every time you look at something.
Access code
Tap any of these and your phone opens a message already written. Change it, delete it, send it as is — whatever. I answer texts faster than anything else, usually within a few minutes.
Or call (214) 687-7193 · book a time · email
No pressure, no drip campaign, no getting handed off. Tell me what you're trying to do and I'll tell you honestly whether now is the time.
BRANDON KIRK
3010 AURORA MIST DR LITTLE ELM, TX 75068