New Construction Homes for Sale in Atlanta, GA
Buying a new home in Atlanta is not the same as buying a resale home. There is more information to know, different contracts to use and things you need to know to make sure you are getting exactly what you want in your new home. Learn more about the process of buying new construction in Atlanta below.
Listing information last updated on Friday, December 6, 2019 at 4:22 AM.
New Construction Homes in Atlanta
View all the new construction homes for sale in Atlanta. You can switch to a map view to find homes in the area you are looking for. If you see a home or would like more information on the neighborhood, remember to inquire and one of our experienced agents will get back with you promptly. Learn about buying a new home and professional tips to ensure you get the home you want at the right price here.
About New Construction in Atlanta
There is nothing like that new car smell - and there is nothing like that new home smell either! Now that the real estate downturn is over, builders are moving forward as fast as they can to bring new homes back to the market and buyers are buying them just about as fast as they can be built. There is new construction all over Metro Atlanta right now. If you like Intown living, there are so many opportunities to find a new construction home in areas like along the beltline or any of the more established areas like Buckhead and Brookhaven. On the north side of the city, most lots in East Cobb and Dunwoody are gone so the majority of the new homes in those areas are built on tear down lots in older more established neighborhoods. Moving farther north into areas like Alpharetta, Johns Creek, Suwannee, Milton, Cumming you will be able to find more new construction neighborhoods. Luxury new construction can be found in any area you want to live and if this is what you want, we can give you a list of custom home builders to compare.
Buying a new construction home is somewhat different than buying a traditional resale home. There is something very nice about buying a brand new home that no one has ever lived in. The smell of a new construction home can be something like the smell of a new car. If you plan to go this route for your next home, there are some important tips to remember. New homes can be purchased at several different phases; a spec home which is complete and ready to go, choosing the lot and starting from scratch or somewhere in between. There are pros and cons to each. Frequently a better deal can be had on the spec home since it's already finished and the builder will want to get it off the books. You'll also likely have to live with the finishes as making changes to a finished home would cost more than buying something in an earlier stage and picking the finishes you want before they get installed. Regardless of which stage the home is in, take heed of these tips when buying new construction. This is a very different process and it is highly recommended that you have a real estate agent with extensive experience in new construction sales represent you. Contact us to learn more about how we can help.
- Start with your own agent from the beginning of the process. The builder's on-site real estate sales agent represents the builder. New construction contracts can be complex so having your own representation will save you money, time and help to ensure your home is built well. Best of all, most of the time your representation will not cost you any money at all!
- No matter what, always give your agent's information to the on-site agent when visiting new construction alone.
- Don't automatically use the lender the builder has "partnered" with for your loan. Sometimes, they have exceptional sounding incentives that sound too good to be true because they are. Always shop your mortgage. Rates vary and while a builder may appear to pay closing costs, sometimes the lender makes that loss up in a higher interest rate. Always shop!
- Make sure you have a pre-drywall inspection and another inspection just a few days prior to closing. Most builders will be happy to fix anything that isn't up to code found in the inspection and the best time to do that is before the drywall covers up what's behind the walls. Have the inspector come back before your final walkthrough to make sure all the work was done correctly.
- The model home is not what your home will look like. The model home is the shining example of what it would be like to build out a "fully loaded" home with all the important upgrades.
- Research different builders. Check online and see what you can find out from other homeowners in a neighborhood. Check the Better Business Bureau as well. All builders are not the same.
- Find out how the homeowners association will operate. Typically the builder will control the HOA until a certain number of homes have been built and sold to new homeowners.
- Check to see what internet service and tv providers will be available. If you have a preference and that company won't service the homes, you will want to know this ahead of time.
- Understand what is standard and what is an upgrade. Frequently there are options for you early in the process to choose between different styles of standard finishes and then even more that are upgraded levels of finishes. Know before you start what standard cabinets, granite, flooring and light fixtures will be in the house. There may be a design center for you to make your selections or even homes built by your builder in different communities you can visit and see yourself.
- Be sure to understand what appliances come with the home. Often times you will need to buy your own refrigerator, washer and dryer.
More Secrets Buyers Should Know To Save Money On New Construction
Having a skilled real estate agent represent you on the purchase of a new construction home will save you money. Builders will not reduce the price of a new home for you because you are unrepresented. That sale will lower the prices of all future sales so there is really no cost to you to have your own representation when buying a new home.
- On-site agents will sometimes tell other agents about deals they won't tell directly to you as a buyer. An on-site agent knows your own agent is going to have access to more information about other sales in the neighborhood than you will as a buyer. They also know your own agent will be informed about other comparable neighborhood and make an extra effort to get you to buy a new construction home in their neighborhood.
- Builders don’t like to reduce prices. It would set a precedent for future home sales. They are more likely to offer various incentives than drop prices. Again, your agent will be able to find out what they have done for other buyers.
- Time is money for a builder. Better deals can be found for homes on the market for 30 days or more. This is sometimes known as standing inventory. We can find these homes for you.
- Get everything in writing - something the builder’s agent says during a showing of a new-construction home may sound great. If it's not in writing, it's not real.
- Shop lenders even if the builder's lender seems like the best option. Many lenders have new construction programs that are competitive even with the discounts offered by the builder's lender.
- Builders use their own contracts which favor them as much as possible. Your own agent can help protect your interest.
This can't be stressed enough. New home sales can be even more complicated than the traditional resale process. There will be change orders, mistakes, amendments, negotiations, deposits, contingencies and negotiations. New home sales contracts are different than standard purchase and sale contracts and tend to protect the builder more than the buyer. An agent experienced in working with new construction homes is an advocate you can't afford to not have on your side. Also, a brokered negotiation is almost always the best scenario and for that to happen you need an agent with a fiduciary duty to you.