Public Guide · New Homes in Austin
New Construction Buyer Rep Austin
New Construction Buyer Rep Austin buyers can count on means someone on your side of the table when you buy a new home from a builder. The sales office works for the builder; Adrian Salas works for you, and in most Austin communities the builder pays the buyer rep's commission. This public guide walks through how new construction buyer representation works, step by step.
10+ Years
Advising Austin buyers, sellers and investors.
Partner & REALTOR®
Austin Marketing + Development Group, LLC.
Investment Division
Institutional funds to individual investors.
Austin Native
Raised in central Austin, works the whole metro.
What a New Construction Buyer Rep Does
A new construction buyer rep compares communities and builders, reviews the builder's purchase agreement, negotiates incentives and upgrades, schedules independent inspections and tracks every deadline through closing.
The on-site sales agent is paid to represent the builder's interests. Having your own representation costs you nothing extra in most cases and gives you an advocate who knows resale values and builder track records.
Step 1: Register Your Agent Before the First Visit
Most Austin builders require your buyer rep to be registered on your first visit to the sales office or model home. If you tour alone first, many builders will refuse representation later. Bring Adrian, or have him email the community ahead of your visit.
Step 2: Compare Builders, Lots and Total Cost
Base price is only the start. Lot premiums, structural options, design studio upgrades, MUD or PID taxes and HOA dues change the real monthly cost. Adrian builds an apples-to-apples comparison across communities and nearby resale homes.
Step 3: Negotiate Incentives the Smart Way
Builders often offer closing-cost credits, rate buydowns through their preferred lender, or free upgrades. A permanent or temporary rate buydown can be worth far more than a price cut, or far less. Adrian models each option so you choose the one that saves the most money.
Step 4: Review the Builder Contract
Builder contracts are written by the builder's attorneys and differ from the standard Texas resale forms. Earnest money, completion dates, change-order rules, warranty terms and cancellation rights all need close review before you sign.
Step 5: Independent Inspections
City inspections check code minimums, not quality. Adrian recommends a pre-foundation or pre-drywall inspection and a final inspection before walk-through, plus an 11-month warranty inspection to catch issues while the builder still covers them.
Step 6: Walk-Through, Closing and Warranty
At the final walk-through, Adrian helps document punch-list items and confirms they are fixed before closing. After move-in, he helps you file warranty claims and keeps the builder accountable.
Buy
Off-market access, inspection strategy and negotiation on every offer.
Sell
Pricing, prep, photography and a marketing launch built for maximum exposure.
Lease
Landlord and tenant representation, plus full management through Driven.
Invest
Rental math, value-add underwriting and development site analysis.
Common questions
Does a new construction buyer rep in Austin cost me anything?
In most Austin new home communities the builder pays the buyer rep's commission, so representation usually costs you nothing extra. Adrian confirms the builder's policy before you tour.
Can I get a buyer rep after I already visited the model home?
Sometimes, but many builders require the agent to be registered on your first visit. Contact Adrian before touring to protect your right to representation.
Will I get a better price without an agent?
Rarely. Builders protect their pricing for appraisals and neighboring sales and do not usually discount for unrepresented buyers. An experienced rep typically negotiates more value through incentives and upgrades.
Should I use the builder's preferred lender?
Preferred lenders often unlock the biggest incentives, but compare their rate and fees with an outside quote. Adrian helps you weigh the total cost.
More ways Adrian helps Austin buyers