What should I know before buying new construction?

The advertised base price is the floor, not the total. The builder prices the home from a standard floor plan, then adds a lot premium for the location of the lot, plus every option and upgrade you select, from flooring and finish to structural changes. The finished contract price is what matters, and it is often well above the number in the advertisement.

The builder's contract is not the same as a typical resale purchase agreement. In Georgia, buying from a builder commonly uses the builder's own contract forms, and when the home is built on your own lot the transaction is usually arranged as construction lending, with the applicable Georgia construction loan provisions and their payment structure written into the contract. Read it for what it says about price, change orders, the deposit, the completion date and the consequences if construction runs late, and have your own agent or a real estate attorney review it before you sign.

The timeline is a length of time, not a promise. A home built to order can take months from contract to completion, and completion dates can slip. Understand whether you can step away from the build, how your deposit is handled if you do, and how the calendar lines up with your current lease or mortgage. Builders commonly hold a deposit against the purchase, so the terms around it deserve a close read.

The builder's sales staff works for the builder. They know the community and the product well, but they represent the builder, not you. Having your own agent means someone looks after your interests in the negotiation, the contract and the walkthrough. It is a different relationship, and how your agent is paid is worth clarifying up front so there are no surprises.

New construction does not escape resale math. A brand new home in a community still under construction can face a large pool of similar new homes when it comes time to sell. Consider the finished resale value, the HOA and community development fees attached to the neighborhood, and what the same floor plan resells for nearby before you commit to upgrades that may not come back at resale.

New construction in Georgia is built under the same county permitting and inspection process as any home. County building departments review the permits and inspect the work at key stages, which provides a layer of oversight. It does not replace a private inspector who reports to you.

In Georgia, new construction commonly runs through the traditional purchase agreement's structure, including a due diligence period during which you can have the home inspected and can walk away for almost any reason. The builder's contract may use its own forms and deadlines, so read how the inspection and due diligence windows are actually set in the agreement.

Hiring your own inspector during construction is standard good practice in Georgia. An inspection at the pre-drywall stage and another at the final walkthrough let you see what is behind the walls and confirm the finished home matches what you agreed to buy.

Compare the total cost, including the lot premium and every upgrade, against what finished homes resell for in the same community. Upgrades are about taste, and not all of them come back at resale.

Check the builder's warranty and what it excludes. Most new homes carry a structural warranty, while systems and workmanship often run on shorter terms, and some items fall outside the warranty altogether.

Budget an independent inspection, typically during construction and again at the final walkthrough. The cost is small measured against the size of the purchase.

Understand the HOA and community development fees. They fund common areas and the upkeep of the community, and they are part of the monthly cost of the home.

Think about the resale pool. A community still under construction may hold many similar new homes competing with yours when you sell, so pricing and upgrade decisions should reflect the market you will sell into.