Welcome back to America’s #1 Daily Podcast, featuring America’s #1 Real Estate Coaches and Top EXP Realty Sponsors in the World, Tim and Julie Harris. Ready to become an EXP Realty Agent and join Tim and Julie Harris? Visit: https://whylibertas.com/harris or text Tim directly at 512-758-0206.
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Welcome to today’s podcast. Today and tomorrow, we’re diving deep into one of the most exciting and lucrative opportunities for real estate agents: New Construction.
Here’s why this matters: More than 30% of homes currently available for sale are new builds—and that number is climbing daily. If you’re not plugged into this space, you’re missing out on commissions, listings, buyers, and long-term relationships with builders and developers.
PART ONE: Understanding New Construction
What is New Construction?
Let’s break down the types of new homes you’ll encounter:
- Traditional New Construction: Single-family home neighborhoods, often in suburban areas or master-planned communities.
- Townhomes, Duplexes, Patio Homes, and Zero Lot Line Properties: Great options for entry-level buyers or downsizers.
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3. Condos: Low-, mid-, and high-rise projects in urban centers or resort-style developments.
4. Urban/Suburban Infill Projects or Teardowns: Smaller developers buying land or rehabbing individual homes.
5. Land Acquisition, Lot Sales, and Development: From individual custom homes to full-scale subdivisions.
Why You Should Take New Construction Seriously
- Inventory Advantage: New construction provides inventory that’s often not listed in the MLS. Many buyers get discouraged with outdated homes needing repairs—new homes solve that problem.
- It’s a Huge Market Share: New builds make up 33% of available inventory nationwide. New construction is already up 12% this year. If you’re ignoring it, you’re handicapping your business.
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3. One Relationship = Many Transactions: Builders don’t build one home—they build dozens, hundreds, even entire communities. Get in the door once, and you could have repeat business for years.
4. No Bidding Wars: Your buyers won’t be competing with 20 other offers. They’ll get selection, customization, and peace of mind.
5. Better Value for Buyers:
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- Many builders offer rate buydowns, closing cost assistance, and free upgrades that make new homes more affordable than resale.
- Example: Lennar is advertising 3.99% fixed-rate financing on quick move-in homes—an effective 2-1 buydown offer that helps buyers ease into ownership.
- Pulte Homes is offering up to $30,000 in Flex Cash, which buyers can apply toward closing costs, design upgrades, or rate buydowns.
6. Built-In Commissions: Builders already account for your commission. There’s no awkward negotiation—just focus on providing value and getting your buyers into contract. Some builders are paying significantly higher commission rates for certain homes or communities.
7. Down Payment Assistance = More Buyers in Your Pipeline:
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- True Homes in Charlotte, NC (Duke’s Ridge) offers up to $95,000 in down payment assistance through their Doorway to Prosperity program.
- Texas State Affordable Housing Corporation (TSAHC) offers up to 5% of the loan amount in down payment assistance grants—great for first-time or low-to-moderate income buyers.
- North Carolina Housing Finance Agency offers $15,000 in forgivable assistance for qualifying buyers.
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8. Regulations Are Working in Your Favor:
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- Florida’s Live Local Act allows developers to build in certain commercial zones and offers tax breaks—accelerating housing availability.
- Texas and other high-growth states are streamlining permitting to shorten construction timelines and reduce costs—benefits that get passed to your buyers.
