Buying New Construction in North & South Carolina

New construction contracts are written by the builder and are very different from standard resale contracts. They usually give the builder more flexibility with timelines, materials, and changes, while limiting a buyer’s ability to cancel or negotiate once under contract. This is why it’s important to fully understand what you’re agreeing to before signing.

In most cases, no. Many builders require earnest money and additional design or upgrade deposits that become non-refundable very quickly. Once those deadlines pass, that money is often at risk if you decide not to move forward. I help buyers understand when deposits become non-refundable and how to protect themselves before that happens.

Builder contracts usually allow flexible completion dates. Delays due to weather, materials, labor shortages, or inspections are common and often permitted under the contract. Buyers typically have limited options if a home is not completed on time, which is why planning ahead and reviewing timelines carefully is important.

No. If it is not written in the contract or an official addendum, it does not legally apply. Verbal promises about upgrades, timelines, or pricing are not enforceable. I encourage buyers to get everything in writing before moving forward.

Builder incentives can be helpful, but they often come with conditions. Many require buyers to use the builder’s preferred lender or title company. While incentives may reduce upfront costs, they are not always the best long-term financial option. I help buyers compare incentives to outside options so they can choose what truly benefits them.

Sometimes. Pricing flexibility depends on the builder, the market, inventory levels, and timing. While builders may not reduce the base price, there may be opportunities to negotiate upgrades, closing costs, or design credits instead. Strategy matters here.

Model homes often include upgrades that are not part of the base price. Things like premium flooring, cabinetry, lighting, landscaping, and lot premiums usually cost extra. I help buyers understand what is included, what is optional, and what will increase the final price.

Not always. While builder lenders may offer incentives, they may not always offer the best interest rates or loan terms. I recommend comparing the builder’s lender with outside lenders to make an informed decision based on the full financial picture.