To have us with you
The builder already budgets for buyer representation. Walking in alone does not save you a dollar, it just leaves you without an advocate.
Bring us first
Most builders require your agent on the very first visit to credit representation. Register with us before you tour, not after.
New build country
Vail and southeast Tucson are where the new communities are rising. We know the builders, the phases, and the lots worth holding for.
The one thing to know
The sales office works for the builder
The friendly rep in the model home is paid by the builder to protect the builder. Their job is the builder's bottom line, not yours. They are good at it. You deserve someone reading the contract, the addenda, and the upgrade sheet on your side of the table, and it costs you nothing to have one.
The single rule that matters: reach us before you tour. Most builders only credit your representation if your agent is registered on the first visit. Walk in alone and you can lose the right to bring us in at all.
Where the money moves
Base price is the headline. The deal is everywhere else.
Builders hold the base price and give everywhere around it. We have sat across these tables and we know what they will move and what they will hold.
- Incentives design center credits, closing cost help, and rate buydowns move far more than the base price ever will.
- Upgrades the model is loaded on purpose. We tell you which upgrades hold value and which ones you add cheaper later.
- Lot premiums the view lot, the cul de sac, the extra depth. Some are worth it, some are pure margin. We know the difference.
- The builder's lender their incentive often requires it. We read the buydown against an outside quote so the deal is real, not just a headline rate.
- Timing end of quarter, standing inventory, and phase close outs are where a builder gives. We watch the calendar for you.
The road
From lot to keys
A new build is a long road with real decision points. Here is the path, and where we stand next to you on each step.
Contract and earnest
We read the builder's contract, the addenda, and the upgrade sheet before you sign anything. Their paper protects them. We make sure yours protects you.
Design center
The fun part and the expensive part. We keep you on the upgrades that hold value and off the ones that quietly add forty thousand dollars.
Pre construction meeting
Structural options, electrical, and site plan get locked. Changes after this point are hard or impossible, so we make sure it is right.
Pre drywall walk
We walk the framing while the walls are open. Plumbing, wiring, and blocking are still fixable here and nowhere else.
Final walkthrough
Every surface, fixture, and finish against the contract. We build the punch list and hold the builder to it before you close.
Closing and keys
Final numbers reconciled against the agreement, warranty in hand, keys delivered. Then we are still your call for the one year warranty walk.
The map
Tucson and Vail new build country
Vail and southeast Tucson are where the new communities are rising, with more along the northwest and the far east. We know the national and regional builders active here, which phases are pricing well, and which lots are worth holding for. Tell us the community you are eyeing and we will tell you straight whether it is the one.
Questions, answered
New construction questions we hear most
Does using my own agent cost me more on a new build?
No. The builder already budgets for buyer representation in the price. Whether you bring an agent or not, that money is built in. Walking in alone does not discount the home, it just removes the only person at the table working for you.
Why do I have to register before my first tour?
Almost every builder requires your agent to be with you, or registered, on your very first visit to credit representation. If you tour alone first and try to add us later, the builder can deny it. Reach us before you set foot in a model.
Is the builder's base price firm?
The base price rarely moves, but that is not where the deal is. Incentives, design center credits, lot premiums, upgrades, and rate buydowns are all negotiable, and that is where we go to work for you.
Should I use the builder's preferred lender?
Sometimes. Builders often tie their best incentives to their lender, and the buydown can be real money. We compare it line by line against an outside quote so you take the better deal, not just the louder one.
Do I still need an inspection on a brand new home?
Yes, and we insist on it. New does not mean flawless. An independent inspection, plus our pre drywall walk, catches the things a busy crew misses. It is the cheapest insurance you will buy on the whole purchase.
Will a new build hold its value at resale?
It can, if you buy the right lot and the right upgrades. We steer you toward the choices the next buyer will pay for and away from the ones that only matter to you on move in day.
Talk to Lopez & Lopez
Joel Pielemeier
Sales Partner · runs the new construction lane for the team
Tell me the community
Touring a builder, picking a lot, or just starting to look. Reach us before your first visit so your representation is locked in. Joel calls you back.
More in the network