There’s something magical about buying a brand-new home. Everything is fresh, modern, and untouched — and in a place like Park City, new construction means the latest finishes and smart-home technology. But just because a home is brand-new doesn’t mean the process is simple. In fact, buying new construction can be even more complex than buying a resale property. In the last few years, we have helped many buyers in all price points purchase new construction. I’ll share some of the stories below.
If you’re considering a newly built home or are eyeing one of Park City’s new developments, there’s one piece of advice I give every client: Always work with your own buyer’s agent.
Here’s why:
1. The On-Site Sales Agent Works for the Developer, Not You
It’s easy to assume the friendly agent in the sales office is there to help you navigate the purchase. And they are — to a point. But it’s important to remember that their fiduciary responsibility is to the developer, not to you. Their job is to sell units, protect the developer’s interests, and maximize the developer’s profits.
Your own buyer’s agent, on the other hand, is legally and ethically committed to you. Our job is to make sure you’re informed, protected, and making the best possible decision — not just the easiest one.
Recent example: We received an addendum from a developer raising the price of a property by $5,000 right before closing. The developer told us the appliances cost more than planned and they expected us to forward this addendum to our client. I objected and told them they couldn’t unilaterally change the price. They voided the addendum and we saved our clients $5,000. In another instance, our buyer offered less than the developer’s advertised price and their offer was accepted.
2. A Buyer’s Agent Gives You the Big Picture
Development sales agents are typically experts in their own community — and only that one. They may not mention that a nearby development has a better view, lower HOA dues, or more flexible rental options.
As local real estate experts, we can show you all your options — new construction and resales. We help clients compare neighborhoods, builders, amenities, and long-term value so they make the most informed choice.
Recent example: We have worked with several clients this year who looked at the Red Ledges and Jordanelle Ridge neighborhoods in Heber City. We helped them compare the property value propositions and amenities in each neighborhood. Some clients chose Red Ledges and others, Jordanelle Ridge. Each of our clients knew they had fully exhausted their options and were making informed decisions.
3. Contracts Can Be Tricky
Developer contracts are not your standard Utah Real Estate Purchase Contracts. They can be long, dense, and often slanted in the developer’s favor. Most do not allow inspection or financing contingencies.
We help our clients understand exactly what they’re signing and highlight any unusual terms. We also help manage key contract deadlines so nothing slips through the cracks.
Recent example: We always inform our clients whether the builder will pay for radon mitigation and recommend a home inspection prior to closing. Just because a home is new doesn’t mean it’s perfect. In another instance, we were able to obtain a closing extension to the contract because our clients were out of the country when the developer wanted to close.
4. Help With Upgrades and Resale Strategy
Upgrades can be fun — but not all of them are wise investments. We advise clients on which upgrades will add long-term value and which ones are more about personal taste.
Recent example: A client asked us whether they should install an in-ground hot tub, which was a $30,000 upgrade. We advised them that they would be unlikely to obtain a return on this investment, but encouraged them to go ahead with the installation if they were planning to live in the home for several years.
5. Reputation and Build Quality Matter
Some developers in our area have stellar reputations. Others… not so much. We keep track of which builders deliver on their promises and which ones cut corners.
We also hear feedback from past clients, so we know which projects ended up with construction issues, which HOAs are well-run, and which communities feel like a good fit long after the initial sale.
Recent example: We represented a buyer of a custom new construction home that had several quality issues. The builder was unresponsive and our client was not happy with the process. We advocated for our client 6 months after closing, until the escrow terms were satisfied. We will warn any future buyers who are considering purchasing one of this builder’s custom homes.
6. You Don’t Pay Extra to Use a Buyer’s Agent
Here’s the kicker: You don’t pay more to have your own representation. In most cases, the seller (developer) builds the buyer’s agent commission into the purchase price and does not give a discount if there is no buyer’s agent. The buyer’s agent commission is written right into the purchase agreement, so there are no surprises.
7. You’ll Have an Advocate After Closing
Even after you close, issues can pop up — like delayed punch list items, warranty claims, or HOA concerns. We are still there to help. And while each buyer will only purchase one home from the developer, we have the leverage of being able to bring several buyers to the same builder. They are generally concerned about making us happy.
Recent Example: Last month, we advocated on our clients’ behalf for concrete to be repoured. In another instance, we helped a buyer with a plumbing fixture warranty issue four years after closing.
Buying New Construction? Don’t Go It Alone.
It doesn’t matter how experienced you are buying property. Purchasing new construction in Park City is a process that requires local knowledge, negotiating skill, and attention to detail. A buyer’s agent does more than just unlock doors. We are your advocate, educator, and guide through every step.
If you’re considering a brand-new home in Deer Valley, Promontory, Tuhaye, or anywhere in Summit or Wasatch County, let’s talk. We would love to help you explore your options and make sure your investment is a smart one.