Darling...best way to approach new build, pricing (Rowlett, Allen: sales, rental)

[whatdoiknw]

I've seen so many informative post here so wanted to ask for some insight.

just some quick background. early 30's, married, financially good (as can be in this environment). looking to start a family in a couple years.

we've been living with my parents to save up enough for a down payment, etc on a new home.

why buy now? we thought about putting it off another couple of years but we kind of feared by that time, new builds will be harder and harder to find unless we keep pushing north, which we don't want to go any further. Allend ISD seems to be rated fairly well and should fit the bill 5ish years down the road. Our parents home is a nice little 3bd/2ba but the school district (RISD) has...how do i say...degraded quite a bit from when I attended. I will miss the old growth trees.

we've been focused on the starcreek development in allen. Even though, we'd like a 2 story w/ game room and ooh so sexy media room, long term it seems a 1 story will be a good bet prop tax/family size/energy wise so decided to aim for a 1 story 4bed/3bath, about 3k sq.ft.

i had some questions though:

1. they currently have a $50k incentive (applied to upgrades or a direct discount) on build from scratch homes. how much more room is there to negotiate?

2. should I get a realtor? and would that potentially give me more leeway in getting a lower price?

I know i'm not going to be able to "steal" a new build from Darling, especially after reading post about how they try to protect their prices. But we just want to make sure we can get the best price available. We love their floorplans, we've looked at highland and they just don't call out to us.

Thanks.

[LQQKOUT]

By all means get a realtor, it's worth it!
Not sure about the area or the builder, but agents have contacts. They work for you not against you. If you need one in that area I have a great recommendation. Allen is her prime area. Send me a message and I give you her name and number.

[whatdoiknw]

so is it too late to get a realtor if I've already been in contact/talked with the sales rep at the community? nothing signed or real paper work done. just walked me through some designs and general pricing.

although, a rep from their mortgage lender has already called me!

[outtaheer]

Originally Posted by whatdoiknw

so is it too late to get a realtor if I've already been in contact/talked with the sales rep at the community? nothing signed or real paper work done. just walked me through some designs and general pricing.

although, a rep from their mortgage lender has already called me!

I don't know for sure if its too late, but I would doubt it, since nothing is signed. I have only purchased one house, I did so without a buyer's agent (as it was my first house, I didn't know any better). I won't do so again. Buyer's agents know the area, know the business, and you don't have to pay for them (they get commissioned by the seller). But most of all, they can protect you from making a really dumb decision. Moreover, they theoretically can show you the house down the street with the same floorplan that was built last year but is 50k cheaper than what the builder is quoting. I am going to meet Proud Rowlett Owner's recommended agent tomorrow and once I do so, I will dm my impressions, but so far she has been pretty good and helpful. That said, I was in the Twin Creeks development today and the new houses do seem like a "steal". Even if you buy new, the builder pays the buyer's agent commission, so if there is no cost, why not get the extra advice?

[SouthernBelleInUtah]

A buyer's agent is ALWAYS a good choice. I've used them for 3 houses with no regrets. I'm sure I might have had regrets otherwise, as some of the details got a bit hairy in the process. They work only for you but get paid by the seller.

[FalconheadWest]

Without sounding offending, did the lender approve you for this neighborhood's price range? If so, did you disclose that you don't currently have rental history? Lenders are not favoring people without rental history these days unless you've got a good 10% down with steller 740+ credit scores. Living at home with mom and dad hurts more people than it helps. You might be trying to save money, but you've hurt one of the largest pieces of the pie lenders look at for "responsibility" of on-time payments.

[Rakin]

I am currently building a Darling home in La Villita and they are certainly one of the best around. They don't discount much and they don't need to, our experience has been 100% positive.

Get a good buyers agent who has experience with Darling, how they work and has heavy experience with new construction.

[whatdoiknw]

@outtaheer, looking forward to your pm

@falcon, no offense taken. thanks for the comment. this week I was going to go get lender approval. the house i'm interested in building is 350k without including the 50k incentive, which I know the sales rep said they applied for all the plans but the one she focused on selling me was a 400k home which was at my top end range. If it helps, I've had rental history. credit score is 760+. I could do 10% but want to see if i can get it with 5%.

[nsumner]

Originally Posted by whatdoiknw

so is it too late to get a realtor if I've already been in contact/talked with the sales rep at the community? nothing signed or real paper work done. just walked me through some designs and general pricing.

although, a rep from their mortgage lender has already called me!

When Darling's mortgage company contacted you, did you fill a loan application with them? I hope you haven't filled one yet otherwise they will know your financial situation. You don't want to show your cards until you have a contract.

I agree that they are an excellent builder. They test the soil on every lot to check if the foundation is not going to need reinforcement. They are expensive but you get an excellent product. I have friends/clients that have purchased Darling in Star Creek and they are all happy with their homes.

Naima

[LQQKOUT]

Originally Posted by whatdoiknw

so is it too late to get a realtor if I've already been in contact/talked with the sales rep at the community? nothing signed or real paper work done. just walked me through some designs and general pricing.

although, a rep from their mortgage lender has already called me!

As long as nothing is signed, you are fine. Get a realtor. Trust me!