Do I Need an Agent for a New Construction Home?

No, you don't need a real estate agent to buy a new construction home — but in most cases, having one costs you nothing and protects you from contracts written entirely in the builder's favor. The on-site sales rep at a model home works for the builder, not for you. A buyer's agent represents your side of the transaction and is typically paid by the builder out of their existing marketing budget.

I work with a lot of out-of-state buyers relocating to the Portland metro who are considering new construction in places like Happy Valley, North Bethany, River Terrace in South Beaverton, or the new neighborhoods going up along the 26 corridor in Hillsboro. The question of whether to bring an agent comes up constantly, so here's an honest breakdown.

Why do some buyers skip the agent?

People skip the buyer's agent on new construction because they think it'll save money, the builder's sales rep seems helpful enough, or they're already confident they can navigate the process on their own.

The "save money" assumption is the most common, and the most misunderstood. Builders factor agent commissions into their pricing model up front. If you walk in without representation, the builder generally doesn't lower the price; the listing brokerage just keeps both sides of the commission. You don't get a discount for going solo. There are exceptions in tight markets or with smaller custom builders, so it's worth asking directly, but don't assume.

The other reason people go it alone: the model home experience is genuinely pleasant. The sales rep is friendly, knowledgeable, and ready to answer every question. What's easy to forget is that their job is to sell that specific builder's homes at the highest possible price with the most upgrades. They're good at what they do, and what they do is represent the builder.

What does a buyer's agent actually do on a new build?

A buyer's agent on a new construction deal reviews the builder's contract, negotiates upgrades and incentives, vets the lot and floor plan for resale, coordinates inspections, and keeps the builder accountable to deadlines and verbal promises in writing. It’s not any less work than they do on a resale transaction, it’s just different kinds of work at certain steps of the process.

On a resale, a lot of my time goes into searching, touring, writing offers, and negotiating repairs after inspection. On a new build, the negotiation looks different. Builders in Oregon rarely drop their base price because public price reductions affect every other buyer in the development. What they may negotiate is closing cost credits, free upgrades (think hardwood extensions, cabinet tiers, lot premium reductions), and sometimes interest rate buydowns through their preferred lender. Knowing which builders flex on what, and when in their fiscal quarter to ask, is where experience pays off.

The contract is the other piece. Builder contracts are written by the builder's attorneys to protect the builder. They often include cost escalation clauses, limited warranty language, change order procedures that favor the seller, and per-diem penalties if your loan doesn't close on time. I read these contracts carefully, flag anything questionable, and work with the builder to negotiate any changes needed.  I also schedule independent inspections, because builder warranties don't catch everything (yes, even new builds need a thorough inspection!) and allow time to find and fix issues before closing.

Are there situations where going without an agent makes sense?

Going without an agent can make sense if you're buying a fully custom home on land you already own and working directly with a builder you've personally vetted, or if you're an experienced new-construction buyer who's comfortable reading builder contracts and negotiating without representation and handling inspection scheduling.

Outside those scenarios, the math usually doesn't favor going alone. The catch worth knowing: many builders require your agent to be present or named at your first visit to the model home or sales office. If you tour solo and register your information, the builder may refuse to recognize an agent you bring in later. So if you're even considering working with someone, loop them in before you walk through the door the first time. 

If you're thinking about a new build somewhere in the Portland metro and want to talk through whether it's the right move, I'm happy to have that conversation with no pressure attached. Contact me here and we’ll get started.