The friendly person in the model home is excellent at their job. Their job is to sell you the builder’s house on the builder’s terms. That’s not a criticism — it’s just who they work for. When you buy new construction in Olathe without your own agent, you’re negotiating against a professional with nobody in your corner.
Five things the model home won’t volunteer
- The base price is not the price. Lot premiums, structural options, and design-center upgrades routinely add well into five figures. I’ve seen buyers finish 20% or more above the number that got them in the door.
- Builder contracts are written by the builder. Deadlines, deposit rules, and what happens if construction runs long all favor them. You want someone who has read dozens of these.
- Incentives are negotiable — with leverage. Closing-cost credits, rate buydowns through the builder’s preferred lender, and included upgrades move based on the builder’s inventory and quarter-end. Knowing when to ask is the whole game.
- Get your own inspection. New doesn’t mean flawless. My preferred inspectors do phased inspections — pre-drywall and final — because you can’t inspect what’s already been covered up.
- Resale value is decided at contract. Lot position, floor plan, and which upgrades actually hold value are choices I help buyers make with an eye on the day they sell.
Why using me costs you nothing
In most new-construction deals the builder pays the buyer’s agent’s commission, and it’s already built into their pricing whether you bring an agent or not. Walking in alone doesn’t save you money; it just removes your advocate. Register me with the builder on your first visit — most builders require it up front.
Olathe specifically
Olathe is one of the metro’s most active new-build markets, which means more builder competition and more room to negotiate if you know the landscape. I’ve closed sales across the city and represent buyers at the builder’s table. New construction is one of my named specialties on Zillow, alongside luxury, relocation, and military and veteran moves.
Before you tour a model, read the buyer’s guide — then bring me with you.
Frequently asked questions
Do I need a real estate agent to buy new construction?
You’re not required to, but the builder’s sales rep works for the builder. Your own agent negotiates contract terms, incentives, and upgrades on your behalf, and in most deals the builder pays the buyer’s agent’s commission.
Are new construction prices negotiable?
Often, yes — through closing-cost credits, rate buydowns, and included upgrades rather than base price, depending on the builder’s inventory and timing.
Should I get an inspection on a new home?
Yes. Phased inspections, pre-drywall and final, catch issues that are later covered up during construction.