How buying new construction works in Maryland

Buying a new build runs on the builder's process, not the resale dance. There's no bidding war, no escalation clause, no waiving inspections to win. Instead there's a sales office, a price sheet, and a contract written by the builder's lawyers. Here's the whole thing in order, so nothing surprises you.

1. Before anything else, register your agent

Builders only pay a buyer's agent who is registered on or before your first sales office visit. This is the one step you can't redo, so it goes first. It also costs you nothing and takes two minutes.

2. The sales office and the model home

The model is the upgraded version. Builders routinely put $100,000 or more of options into a model, so ask the rep to point out what's standard and what isn't. The rep will be genuinely helpful and friendly. They also work for the builder, are paid to protect the list price, and are very good at selling upgrades.

3. Lot and floor plan

Lots carry premiums. Corner lots, lots backing to trees, and walkout basements can add five figures. Some floor plans are only allowed on certain lots. If you're early in a new section you get first pick, which is a real advantage of buying at opening.

4. The contract and your deposits

You'll sign the builder's own contract, not the Maryland Realtors standard form. Deposits typically run 5 to 10 percent, and design center orders often require their own deposits that go nonrefundable once things are ordered. Read the cancellation terms and the financing contingency before you sign, because this is where buyers get hurt when life changes mid-build.

5. The builder's lender

Most incentives (rate buydowns, closing cost help) are tied to using the builder's in-house or preferred lender and title company. That's allowed, and the incentive is often worth it, but it isn't automatically the best deal. Get one outside quote and compare the total cost over the years you'll hold the loan, not the teaser rate alone.

6. The design center

This is where budgets blow up. Flooring, cabinets, counters, and electrical add up fast, and upgrades rarely appraise dollar for dollar. A useful rule: anything structural (extra windows, rough-ins, taller basement) has to happen now; anything cosmetic you can do cheaper after closing.

7. Construction

A build from dirt takes roughly 6 to 12 months. You'll get a pre-drywall walkthrough where the framing, wiring and plumbing are visible. Hire your own inspector for this stage and again before settlement, yes, even on a brand new house. County inspections are a floor, not a quality check.

8. Final walkthrough and closing

A few days before settlement you'll walk the house with blue tape and list everything that needs fixing. At closing, if you're working with us, your commission credit appears right on the closing disclosure.

9. The first year

New homes settle and small things fail. Keep a running list and submit it to the builder's warranty department around month 11, before the one-year coverage on workmanship runs out.