1. Types of new homes
- Inventory or spec homes are already built or underway. Faster closings and less choice.
- Production homes are built from a set of floor plans with option packages, like Century Communities' Mohave County neighborhoods.
- Semi-custom and custom homes are built on your lot or the builder's, with more design control, more decisions and more risk to manage.
2. Before your first model visit
The single most expensive mistake is walking into a sales office alone. Many builders only honor buyer representation if your agent is registered at your first visit. Tell me which community you are interested in and I will meet you there or register you in advance.
Also check the builder's license and complaint history with the Arizona Registrar of Contractors.
3. The builder contract
New-construction purchases use the builder's own contract, not the standard Arizona REALTORS® resale contract. Expect it to favor the builder. Read closely for:
- Earnest money and upgrade deposits, and when they become non-refundable.
- Completion dates and what happens if construction is delayed.
- Your right to independent inspections and walkthroughs.
- Lender and title company requirements tied to incentives.
- Dispute resolution and warranty terms.
4. Incentives, lenders and lots
Builder incentives (closing-cost credits, rate buydowns, appliance packages) are real money, but they are rarely free. Compare the total cost of the preferred lender against an outside lender, including rate, points and fees. Base prices are often firm, while incentives and add-ons are where negotiation happens.
Lot choice matters here. Lot premiums, backyard orientation (afternoon sun on a west-facing yard is intense), drainage and distance to washes all affect comfort and resale.
5. Upgrades: what to do now vs later
Do now, before drywall, the things that are expensive or messy later:
- Extra outlets, TV blocking and low-voltage or conduit runs.
- 240V circuits for an EV charger, spa or shop.
- Plumbing changes, a larger water heater or a water softener loop.
- Insulation above code minimum, and HVAC sized for your home's orientation.
Cosmetic items like paint, lighting fixtures and many flooring choices are often cheaper after closing.
6. Inspections during the build
I walk the site with you at four touchpoints: before you sign (plan, spec and builder review), before the pour (grading, pad and drainage), before drywall (framing, flashing, insulation and rough-ins), and before closing (written punch list). An independent home inspector before drywall and before closing is strongly recommended. Read more on my new construction page.
7. Closing, warranty and taxes
- Do not close until the punch list is complete or has a signed, dated resolution.
- Read the builder warranty. Many builders use a tiered structure (workmanship, systems and structural coverage for different lengths of time); know yours and calendar the deadlines.
- Your first property tax bill may reflect only the lot. Budget for a higher bill once the home is assessed.
Looking at Century specifically? See my Century Communities guide.
Frequently asked questions
Should I use my own agent when buying a new-construction home?
Usually, yes. The builder's sales rep represents the builder. On most new builds the builder pays the buyer's agent commission, so your base price is typically the same either way, and you get someone reviewing the contract, incentives, upgrades and construction on your behalf. Register your agent at your first visit.
Can I add an agent after I visit a builder's model home?
Sometimes not. Many builders require your agent to be registered at your first visit or on your first sign-in sheet. If you have already visited, call me before signing anything and I will find out whether representation is still possible.
Do I have to use the builder's preferred lender?
No, but builder incentives such as closing-cost credits are often tied to it. Compare the full cost: interest rate, points, lender fees and the incentive. Sometimes the preferred lender wins; sometimes your own lender does.
Should I get a home inspection on a brand-new house?
Yes. A new home can still have framing, flashing, grading or HVAC issues. Independent inspections before drywall and before closing are the best time to catch them, while the builder is still responsible and fixes are cheaper.
Why did my property taxes go up after buying a new home?
Your first tax bill may reflect only the lot, because the house had not yet been assessed. Once the county values the finished home, the bill rises. If your taxes are paid through an escrow account, budget for a possible shortage.
This guide is general information for Mohave County, Arizona, not legal, tax or lending advice. Rules and forms change; confirm specifics with the relevant agency, your attorney, CPA or lender. Questions about your property? Call or text (714) 873-7942.