New construction

The model home is not on your side.

Houston builders have real money on the table right now — incentives, closing cost credits, rate buydowns. Almost none of it gets offered to a buyer who walks in unrepresented and signs the visitor card.

New construction

Never walk into a model home alone.

The friendly person at the builder's sales office is paid by the builder. Register on your first visit without your own agent and you negotiate against a full-time professional with nobody on your side of the table. Right now Houston builders are moving real money to close deals — but only for buyers who know to ask.

$8k–25k

Typical builder incentive package

$5k–15k

Contributed toward closing costs

$15k–40k

Usually negotiable above list

Register us before your first visit. Once you sign in at a model home without representation, most builders will not let an agent back onto your file.

Two-storey brick home on a Texas street with a Texas flag by the front door

How we work a new build

We negotiate the incentive against your rate, not instead of it.

Step 1

A conversation, not a sales pitch

We look at your income, your credit and your timeline. If the answer is that you should wait six months and fix two things first, that is what we will tell you — we would rather have you as a client next spring than as a denial next month.

No cost, no obligation

Step 2

Pre-approval before you fall in love

Touring homes before you know your number is how people get their hearts broken. Because the mortgage side sits in the same office, your pre-approval does not depend on a stranger returning a call.

This is the step most people skip

Step 3

The assistance check, in writing

We go through the down payment assistance programs one by one and tell you which ones you actually clear, which ones still have funding, and what each one would cost you in the long run.

Step 4

Touring with the real number

Every home you walk through comes with its true monthly cost — principal, interest, property tax, insurance and flood insurance if the address needs it. No surprises at the closing table.

Step 5

Offer, negotiate, close

On new construction we negotiate the builder's incentives against your actual rate. On resale we price against what is really selling, not what sellers wish. Our listings move in 69 days on average, well under the Houston norm.

294 closings behind that number

Straight answers

What buyers ask us at the sales office.

No. Almost nobody puts down 20%.

Conventional loans go down to 3% for qualified first-time buyers, FHA sits at 3.5%, and VA and USDA loans can require nothing down at all. On top of that, the City of Houston offers up to $50,000 in forgivable assistance and the state programs add up to 5% of your loan. The 20% figure is a leftover from a different era that keeps renters renting.

Most assistance programs start around 620.

Roughly 1.60% to 2.20% of the home's value per year.

Only if the home sits in a FEMA Special Flood Hazard Area — but check every address anyway.

Sometimes — but never without comparing.

We put it in writing before you tour anything.

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