Buying new construction in Northern Colorado is an exciting experience — but it’s also completely different from buying a resale home. From builder contracts to design selections, incentives, timelines, inspections, and warranties, you need an advocate who understands how builders work.
I help buyers navigate every step so you get the right home, the best value, and a smooth path from dirt to keys.
Why Choose New Construction?
New homes offer benefits you won’t find in the resale market:
• Modern floorplans and open layouts
• Energy-efficient systems and smart-home features
• Customizable finishes and design choices
• Lower maintenance for the first several years
• Builder warranties on major systems
• Often located in amenity-rich communities
Northern Colorado has some of the best new construction neighborhoods in the state, from Fort Collins and Timnath to Windsor, Severance, Berthoud, and Johnstown — offering lakes, trails, clubhouses, pools, and mountain views.
Understanding the Types of New Construction
1. Dirt Builds (Build from the Ground Up)
You choose the lot, floorplan, elevation, and design center finishes.
Timeline: Typically 8–12 months.
Best for: Buyers who want customization.
2. Spec Homes (Move-In Ready or Near Completion)
The builder has already selected finishes and started construction.
Timeline: 30–90 days.
Best for: Buyers who want new without the long build time.
3. Custom or Semi-Custom Homes
Work directly with a custom builder or modify an existing plan.
Timeline: 12–24+ months.
Best for: Those seeking unique architecture, upgrades, and full personalization.
What I Do for You as Your New-Construction Agent
Builders have sales reps — and they represent the builder, not you.
Here’s what I handle to protect your interests:
• Help you choose the right community, builder, and floorplan
• Compare lot locations, premiums, and resale strength
• Review the builder contract and explain key differences from standard Colorado contracts
• Manage deadlines, timelines, and communication
• Attend design center appointments or help you prepare
• Provide cost-effective upgrade guidance
• Oversee inspections at each stage
• Help negotiate incentives, rate buydowns, and closing credits
• Coordinate your lender vs. builder’s preferred lender
• Make sure your home appraises correctly
• Protect your earnest money and rights throughout the build
Most importantly: Your representation is paid by the builder, not by you.
What to Expect During the Build Process
Step 1: Consultation + Community Selection
We identify the right builder, community, lot, orientation, and price point.
Step 2: Builder Meeting + Contract Review
Builder contracts are builder-friendly.
I walk you through everything before you sign.
Step 3: Design Center Appointments
We’ll talk about:
• Which upgrades improve livability
• Which ones increase resale value
• What to skip to save money
Step 4: Build Timeline + Construction Milestones
You’ll have updates at every major phase:
• Foundation
• Framing
• Mechanical (HVAC, plumbing, electrical)
• Insulation
• Drywall
• Trim and finishes
• Final walk-through
Step 5: Inspections
Even with a builder warranty, independent inspections are essential.
I help coordinate:
• Pre-drywall inspection
• Final inspection
• Warranty inspection at 11 months
Step 6: Closing
We walk the property, complete your punch-list, and finalize everything with the builder.
Step 7: After Closing
You’ll receive your:
• Builder warranty
• Contact info for warranty claims
• Home maintenance checklist
• Recommendations for landscapers, fencing, window coverings, and more
Tips for Getting the Most Out of a New Build
• Visit the site regularly
• Keep a binder or folder of selections and upgrades
• Avoid over-customizing if you may sell within 5–7 years
• Use inspections — even if the builder says they’re “not necessary”
• Plan for landscaping, window coverings, appliances, and fencing (often not included)
• Ask me before spending money on upgrades — some have better ROI than others
Ready to Explore New Construction?
If you’re considering a new build in Northern Colorado, I’ll help you choose the right builder, secure the best incentives, protect your investment, and guide you through every step from foundation to keys.
Start your new construction search today. Let’s build your next chapter in Colorado.
