A different game.
A different rulebook.
Buying new construction is not the same as buying resale. Different contracts, different negotiations, different pitfalls. Buyers who go in without representation routinely leave value on the table.
Walking into a new construction sales office without representation is like walking into a car dealership and telling them you love the car before you talk about price.
The builder's on-site sales agent works for the builder. Their job is to close the sale on the builder's terms. They are professional, friendly, and helpful, but their fiduciary duty is not to you. That is exactly what a buyer's agent is for.
Our new construction practice covers everything from small spec builders to major national homebuilders. We review builder contracts (which are heavily builder-favored by default), negotiate on price and upgrades, coordinate the construction walkthrough process, and manage the punch list and first-year warranty claims after closing.
In almost every case, the builder pays our commission out of the sale price they were going to charge you anyway. Which means having representation costs you nothing, and having no representation costs you real money.
The pieces
we take on.
Every specialty has its own requirements. Here is exactly what our approach covers when we take on this kind of work.
Builder contract review
Builder contracts are drafted by the builder's attorney for the builder's benefit. We know what to negotiate: contingency terms, deposit protection, delay clauses, warranty terms, and dispute resolution. Many builders will negotiate items you would never think to ask about.
Spec walks and inspections
New construction still needs inspection. Framing walks, drywall walks, pre-drywall inspection, and final walkthrough. We know what to look for and coordinate with trusted independent inspectors, not the ones the builder recommends.
Warranty and punch list
New construction comes with a warranty period, typically one year for workmanship and longer for structural. Managing the punch list, documenting issues, and pursuing warranty claims takes work. We stay involved after closing to make sure the builder honors what you paid for.
Step by step,
done right.
A clear, sequential process. No surprises, no shortcuts, no ambiguity about what happens when.
Builder selection
Not every South Shore builder is worth working with. Some have excellent reputations, responsive service, and quality finishes. Others cut corners and disappear after closing. We help you understand who is who and steer you toward builders with a track record.
Contract negotiation
We review the builder's contract, flag terms that need modification, and negotiate on price, upgrades, closing costs, and timeline. Most builders have more flexibility than they initially indicate, especially on upgrades and closing costs.
Construction oversight
During construction, we coordinate walks at key milestones: framing, pre-drywall, and pre-closing final walkthrough. Independent inspectors catch issues before they are covered up. We track issues and hold the builder accountable.
Post-close warranty
The first year after closing is when most warranty issues surface. Settling cracks, HVAC calibration, appliance issues, punch list items that were promised. We help you document, submit, and follow up on warranty claims through the warranty period.
Available across
all nine towns.
New construction is active across multiple South Shore towns, with the highest concentrations in Hanover, Pembroke, Norwell, and parts of Marshfield. We work with builders across all nine towns.
In almost all cases, yes. Builder pricing typically includes commission for a buyer's agent, whether or not you show up with one. If you buy without representation, the builder keeps the full commission and you receive no benefit for it. Having representation costs you nothing and typically saves you money in negotiation and contract terms.
Sometimes, and sometimes not. Builders often offer incentives (closing cost credits, upgrade credits) if you use their preferred lender. These can be real value. But you should still compare the preferred lender's rates and terms against outside lenders. Sometimes the incentive is worth it, sometimes an outside lender's better rate outweighs the incentive. We help you run the numbers both ways.
This depends on the upgrade. Structural items (bump-outs, ceiling heights, window changes) can only be done during construction and are usually worth it if you want them. Cosmetic upgrades (paint, fixtures, appliances) can often be done more cheaply after closing. Kitchens and bathrooms are somewhere in between. We help you think through each upgrade and where the value lies.
Spec homes are already under construction or complete when you buy them. You choose from what is available. Semi-custom homes let you choose from a menu of floor plans, elevations, and finishes at the start. Custom homes are designed to your specifications from scratch. Timeline, price, and complexity increase from spec to custom. Most South Shore new construction is spec or semi-custom, with custom builds being less common but available.