Buying new construction in Auburn or Opelika requires a comparison of the actual home, lot, specifications, agreement, and completion status. Use these questions when evaluating a ready-built home, a home under construction, or a custom project.
Laura Sellers is a REALTOR® and Associate Broker with Berkshire Hathaway HomeServices Preferred Real Estate — the Official Real Estate Partner of the Auburn Tigers. Laura has lived locally since 1988 and has helped real estate buyers and sellers since 2005.
Where can I see available new construction?
View new-construction listings, then confirm availability, included features, completion status, and showing arrangements for each property.
Should I build or buy an existing home?
Compare your deadline, budget, customization needs, location, condition, and the cost of any improvements. An existing home may be available sooner; a new home may still require inspections, maintenance, and work after possession. Neither option guarantees lower costs or better appreciation.
How long will new construction take?
Ask the builder for the projected schedule, current stage, and the completion terms in the agreement. Weather, permitting, materials, labor, inspections, and changes can affect timing. Do not schedule your move around an informal estimate alone.
Can I choose the builder or customize the floor plan?
Confirm the neighborhood’s approved builders, architectural requirements, plan options, and change-order process before committing to a lot or home. A production, semi-custom, and custom project can offer different choices and limits.
How do I compare builders?
Review relevant completed work, current licensing information, references, specifications, inspection access, communication, and warranty service. Compare the actual proposal and agreement rather than relying on a general “best builder” label.
What is included in the advertised price?
Request a written list covering the lot, any lot premium, floor plan, finishes, appliances, landscaping, site work, and optional upgrades. Document changes and their cost and schedule effects. Consider features you need personally without assuming an upgrade will recover its cost at resale.
How do new construction warranties work?
Read the actual warranty before signing. Confirm covered items, exclusions, coverage periods, start dates, maintenance obligations, claim instructions, and the party responsible for service. A universal one-year or ten-year promise does not describe every builder’s coverage.
Should I arrange independent inspections?
Discuss appropriate inspection stages and access with a qualified inspector and the builder. Municipal inspections and an independent buyer inspection have different roles. Review findings, follow-up work, and deadlines before closing.
How do financing and builder incentives compare?
Ask lenders about financing appropriate to the project, documentation, rate-lock timing, and what happens if completion is delayed. Compare the entire loan offer, including fees and any incentive conditions. A construction loan’s draw and conversion terms depend on the loan agreement. See my financing Q&A.
What if the appraisal or completion date differs from expectations?
Review the relevant contract terms with your agent, lender, and closing professional. An appraisal result or scheduled date is not guaranteed. Ask how changes affect your funds, options, rate lock, and possession arrangements.
What should I review in the builder agreement?
Discuss specifications, deposits, financing, changes, completion, inspections, warranties, dispute provisions, and closing or possession. Ask an attorney about legal terms you do not understand before signing. Confirm representation and any registration requirements before visiting a model home.
What about HOA dues, smart-home features, and ongoing costs?
Request current association documents and the actual home specifications. Confirm dues, assessments, maintenance, insurance, internet availability, and equipment requirements. New construction, an energy-efficiency label, or smart-home equipment does not establish a guaranteed payment or performance level.
Call or text 334-332-7263 or contact Laura Sellers to discuss your plans.
Keep a new construction decision file
Save the plans, selections, written updates, questions, and inspection records for your new construction purchase together. Date each version so you can identify the latest information. Before closing, review outstanding questions with the appropriate member of your transaction team.
The FTC guide to warranties for new homes explains the difference between builder warranties and optional service contracts and offers questions to consider when reviewing coverage.
