12 Things to Know Before Buying New Construction (And Why You Need Your Own Agent)

 Thinking about buying new construction? Here are 12 things most buyers don’t realize—until it’s too late. 

🏡 Episode Summary

Buying a brand-new home sounds simple—but new construction comes with a completely different set of rules, costs, and risks that most buyers don’t fully understand upfront.

In this episode, Joe and Makayla break down the 12 most important things to know before buying new construction—from model home pricing and upgrades to builder contracts, timelines, and hidden costs. They also explain why relying on the builder’s agent can leave buyers unprotected—and how having your own representation changes everything.

👉 Want the full breakdown? We’ve outlined all 12 points in detail here:
12 Things to Know Before Buying New Construction (And Why Representation Matters)

If you’re considering building or buying new construction in the Portland real estate market, this episode gives you a clear, practical framework to avoid mistakes, protect your investment, and make smarter decisions from day one.

⏱️ Episode Highlights

[00:01:04] – Why the Builder’s Agent Doesn’t Represent You
Joe and Makayla explain the biggest misconception in new construction—and why buyers need their own advocate.

[00:07:17] – The First Visit Mistake That Can Cost You Representation
How signing in at a model home without your agent can eliminate your ability to have representation covered by the builder.

[00:08:45] – Model Homes vs Reality: Why Pricing Is Misleading
What buyers see in model homes is often far from the base price—and why that matters for budgeting.

[00:10:39] – Upgrades That Quietly Add Tens of Thousands
From cabinets to electrical, learn how upgrades stack up quickly—and which ones actually matter.

[00:12:15] – Lot Premiums: When Paying More Doesn’t Pay Off
Corner lots, views, and privacy sound great—but are they worth the cost?

[00:13:40] – Builder Contracts: What You’re Really Agreeing To
Why builder contracts favor the builder—and what buyers often overlook before signing.

[00:16:41] – Why New Homes Still Need Inspections
Real examples of issues in brand-new homes—and why skipping inspection is a risk.

[00:19:08] – Timeline Delays and Communication Gaps Explained
What happens after you go under contract—and why buyers often feel left in the dark.

👥 Hosts

Joe Reitzug and Makayla Mast are Portland-based real estate experts with the LivPortland Team at Cascade Hasson Sotheby’s International Realty. They bring real-world experience, honest insights, and straightforward guidance to help buyers and sellers navigate today’s market with confidence—especially when it comes to complex purchases like new construction.

Thinking about buying new construction—or want help navigating your options?

Visit LivPortland.com to explore homes, access resources, and connect with the team.
Have questions? Reach out anytime—we’re here to help.

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For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

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