Six steps from first call to front door.
Every step has an owner, a deliverable and a gate. Nothing moves forward until the previous one is genuinely finished.
- 0130 minutesYou and us
First conversation
What you need the house to do, where you want to be, and what you are comfortable spending each month rather than in total. We tell you straight away whether that home exists at that number, because the alternative is three months of touring places that were never going to work.
You get
A shortlist of new homes that genuinely fit, and an honest read on the price band.
- 021 to 3 weeksUs, with you
Touring
We walk the homes with you, in the order that makes the differences obvious. Floor plans photograph almost identically and live completely differently — ceiling height, natural light, storage and how sound carries only show up when you are standing in the room.
You get
A ranked shortlist, with the trade-offs on each one written down.
- 031 to 2 weeksYou, your lender, us
Financing
A full pre-approval, not a pre-qualification, before you make an offer. Sellers treat the two very differently, and on a home with competing interest the approved buyer wins ties. We tell your lender exactly what the property needs so nothing surfaces late.
You get
A written pre-approval and a monthly payment figure you have actually seen.
- 042 to 7 daysUs, for you
Offer and reservation
Price, deposit, contingencies, what is included, and what any incentive is genuinely worth. New-home paperwork is written by the seller, and the terms that matter most to you are not the ones printed largest.
You get
An accepted, signed purchase agreement with the contingencies you need intact.
- 051 to 2 weeksYou, us, your inspector
Inspection and walkthrough
A brand-new home is not automatically a flawless one. We walk it with an independent inspector, list every item, and get that list agreed in writing while it is still the builder’s responsibility to fix.
You get
A signed punch list, with an owner and a completion date against every item.
- 062 to 4 weeksEscrow, with us
Closing and keys
Final loan documents, the closing statement checked line by line, a last walkthrough to confirm the punch list actually closed, then recording. You should be bored by this stage; that is the point.
You get
Keys, warranty documentation, and a named contact for the year that follows.
A brand-new home still carries terms, premiums and exclusions worth thousands of dollars each. These are the six that decide whether the price you were quoted is the price you pay.
What the price actually includes
Model homes are shown with upgrades. Establish which finishes, appliances and landscaping sit in the base price. Upgrades can be purchased through the builder or independently after closing, and our sister company myADyoU provides free estimates for any upgrades you want.
The lot, not just the house
Orientation, grade, what backs onto it and what will go up next to it. The same floor plan on two lots can differ by six figures at resale, and the plan never mentions it.
HOA and Mello-Roos
Across much of Southern California these add meaningfully to the monthly cost and they are not in the sticker price. We put the real all-in monthly figure in front of you early.
The incentive, priced honestly
A rate buydown or a closing-cost credit is real money, but it is often funded by holding the price firm. We work out which version leaves you better off over the years you will own it.
Independent inspection
A seller’s final walkthrough is not an inspection. An independent inspector on a brand-new home routinely finds items worth several thousand dollars to have corrected first.
Warranty and completion terms
What is covered, for how long, who performs the work, and what happens if a completion date slips. All of it is negotiable before you sign and none of it afterwards.
Square footage is the headline, but these are the variables that decide where in the range a given home lands.
- 01
City and neighborhood
The largest single factorTwo near-identical new homes forty minutes apart can differ by hundreds of thousands of dollars. Location sets the floor, and everything else adjusts around it.
- 02
Lot position
$25k to $150k premiumCorner, view, cul-de-sac and greenbelt lots carry premiums. Backing onto a road or a parking court discounts, and that discount follows you to resale.
- 03
Size and plan
Price per foot falls as size risesKitchens and bathrooms are the expensive rooms. A larger plan spreads them over more area, so the price per square foot drops even as the total climbs.
- 04
Upgrades and options
Commonly 8 to 15 percent of priceFlooring, counters, cabinetry, and the structural options chosen before framing. Structural choices cannot be added later; cosmetic ones almost always cost less afterwards.
- 05
Incentives and rate buydowns
Often worth $15k to $40kUsually tied to using the seller’s lender or closing inside a window. Genuinely valuable, but only once compared against what the same money buys as a straight price reduction.
- 06
Release timing
Prices typically rise per phaseEarly phases of a release are commonly priced below later ones to build momentum. Buying early trades a longer wait for a lower number, and often for the better lot.
Most of the new homes we represent fall between roughly $650,000 and $2.5 million, and the spread is driven far more by city and lot position than by the house itself. Two near-identical plans forty minutes apart can differ by several hundred thousand dollars. Tell us your area and price range and we will tell you honestly what exists in it.
Ready to finally find your new dream home?
One call, straight answers about price, monthly cost and what is genuinely available in your area right now. Nothing to sign.