Key takeaways
- Your touring experience depends on the build type. Spec homes offer walk-throughs of the finished property, while production, semi-custom, and custom homes often rely on model homes, construction sites or lot visits.
- Model home tours emphasize options and upgrades, so buyers should focus on what’s included in the base price versus what costs extra, as well as how the layout works for their needs.
- Custom home tours focus on land and craftsmanship, requiring buyers to evaluate lots, review builder portfolios and interview architects and builders rather than touring a completed structure.
Buying a new construction home might look different than buying a resold home.
What your tour looks like depends on the type of new construction build you are looking to buy and when you enter the construction process. You might tour a home that's finished or nearly finished, a model home or a construction site with framing still up.
Touring spec homes
If you are buying a speculative, or spec, home, it will likely be mostly built, if not finished, by the time you see it. In this case, it will be similar to touring resold homes where you inspect the condition and finishings.
Spec homes are ideal for those who want to avoid the waiting and unknown details that come with projects that are still under construction. The downside is that if you don't like the design or finishes, you have little flexibility to make changes before buying.
Spec homes are built for broad appeal, so they might seem very similar to one another. They will likely follow current trends and could have a bit of a cookie-cutter feel, as customization is often limited. Any upgrades would have to be made after purchase.
When touring, be mindful of staging. The furniture does not come with the house, and while staging helps people visualize the potential of the room, it's important to focus on the bones of the home. Evaluate the permanent features like layout, ceiling heights and natural light.
"You can spot poor work by looking for sloppy paint on the trim or crooked outlets," said Andrew Fortune, a real estate broker with Great Colorado Homes in Colorado Springs, Colorado. "Look for gaps in the siding or windows that do not close and latch easily. Check the garage floor for large cracks that might mean the soil was not packed correctly."
Touring production homes and semi-custom
Touring a production home or semi-custom home often includes walking through a model home. The builder might have a popular layout on display for the selling agents to market. Model homes are good for getting a sense of what the builder offers.
Model homes typically include a popular layout with the upgraded finishes.
“When touring a model home, I tell my clients to assume that anything that is not a plain wall is an upgrade,” said Robert O'Connor, a real estate agent with Serhant based in Tampa, Florida.
The agents for the development will explain the base price and extra costs. Model homes are typically staged for max appeal.
“Ask questions. Take notes if they don’t have a handout that spells out specifically what’s included in the base model," said Lauren Reinhardt, a real estate agent with Howard Hanna Beverly-Hanks Fletcher based in Asheville, North Carolina.
When looking at the model home, note what is included at the base level and how much each upgrade is. When picking a floor plan, focus on function for your lifestyle. Ask if there is a home under construction with a floor plan you are considering that is available for a tour.
If visiting a construction site, "they should wear closed-toe shoes and watch where they are walking," Reinhardt said. "Always use caution on an active job site and follow the direction of the person giving the tour. Don't stray behind.”
If a semi-custom layout is offered, the agent will show you the walls that could be changed and altered. Builders will have a design package with the options for customization.
It might be difficult to determine exactly what your semi-custom home will look like because conditions sometimes vary based on the lot. Consider how a house might sit on a lot to determine whether it would be facing the sun because this could impact the light in certain homes and in the yards. Other factors like lot size, elevation and position on the street are important to ask about.
Pro tip: Part of your due diligence should be to determine how the builder's homes age. “Drive through a neighborhood the builder finished five years ago," Fortune said. "Look for signs of settling or peeling paint on those older homes. Talk to a neighbor who is out mowing their lawn on a Saturday. Ask them if the builder fixed the small stuff after the sale. A shiny model home only shows you their best possible work.”
Touring custom home sites
If you are building a custom home, then your options for actually touring a place are very limited.
The key to building a custom home is having a clear vision. You need to know what you want on the land and what you want from the builder. Having a clear idea will make the "touring" process easier.
When looking for land, arrange tours of properties in the areas you want to live in. Visit and survey properties the same way you might tour a home.
Finding property in urban areas can be expensive and challenging. If you are set on an urban setting, you might want to look at rundown homes for sale with a good location. Depending on the property, you can remove the old home, clear the lot and rebuild. This could be limited by planning and zoning boards or historical preservation committees, so reach out to the local municipality to learn about the rules for building.
Zoning rules can impact suburban and rural areas as well, but they tend to be less restrictive. More space often equates to fewer restrictions. Undeveloped land typically takes more work to connect utilities and prepare the property for building.
Looking at the piece of land can take some imagination. When looking at an empty lot, try to imagine the home you'd like to build. Check for environmental issues and consider how the yard would be landscaped with the home.
When hiring an architect and builder, you'll likely look through portfolios. The research will begin online, but you should set up calls or in-person meetings with representatives to interview the team. If possible, tour another home they built to observe their craftsmanship. Thoroughly interview and vet the builder to make sure they understand your vision.
Aside from talking with the team, ask for references from prior customers.