What to Do Before Your First Model Home Visit in Prosper
Before your first model home visit in Prosper, do three things: decide whether you want your own agent and get them registered with the builder before you walk in, talk to a lender of your choosing so you know your real budget, and bring a short list of questions about what is standard and what is an upgrade. The first visit is the one that sets the terms. Most of the protection you will want later is decided in your first conversation at the sales office.
Shanna Gerhart is a REALTOR with Gerhart Realty Group, brokered by LPT Realty, LLC, working with new construction and resale buyers in Celina and Prosper, Texas.
Why the first visit matters more than the second
A model home is the builder's showroom, staged by people whose whole job is to make you forget there is a price sheet. That's not a scandal. That's their job, and they are good at it.
The sales office is also where the builder starts its paperwork on you. Many builders ask you to sign in or fill out a registration card on your first visit. Many also have a policy about when a buyer's agent has to be introduced, and some will not work with an agent who shows up after that first visit. Policies differ by builder, so ask the sales office for theirs, in writing, before you go.
If you have not decided yet whether you want your own agent for a new build, start with do I need my own agent to buy new construction in Celina. It covers who the builder's salesperson works for. This one is the checklist.
Step 1: Register your agent before you walk in
People skip this because touring a model home feels like browsing. Browsing is free to get in, which is a trap.
Here is what registration usually looks like in practice:
Your agent contacts the sales office first, by phone or email, and gives your name before your visit.
Your agent comes with you on the first visit, if that is what the builder's policy asks for.
You write your agent's name on the sign-in sheet or registration card, every time one is put in front of you.
You keep a copy of anything you sign, or a photo of it.
Ask the sales office one direct question: "What do you need from me so my agent is recognized on this home?" Get the answer in an email. A friendly verbal yes in a model kitchen tends to evaporate by contract time.
Step 2: Talk to your own lender first
Builders often promote a preferred lender, and sometimes the incentives are tied to using that lender. That can be a fine deal, or a fine deal on paper that costs more somewhere else.
Before your first visit, get a pre-approval from a lender you chose yourself, so you walk in knowing your actual budget. Later, if the builder's lender offers an incentive, you have something to compare it against. Rates, terms and what an incentive is worth are questions for a lender, not a sales office and not a blog post.
Step 3: Separate the model from the base house
The model home you tour is rarely the house at the base price. The floors, the lighting, the cabinets, the outdoor kitchen, the extra garage depth: much of what makes you want to move into the pantry may be an upgrade.
Ask for these before you fall for anything:
The standard features list for the plan you like, on paper.
A list of what in this model is an upgrade, room by room.
The price of the base plan and the price of the plan as shown.
Which upgrades can only be chosen at contract, and which can be added later.
Photograph the spec sheet, not just the kitchen. The kitchen will stay gorgeous in your memory. The spec sheet will not.
Step 4: Ask about the lot, the timeline and the fees
Lot premiums. Some lots cost more than others. Ask which ones and why.
Build timeline. Ask for the estimated completion window in writing, and what happens if it slips.
HOA and special district taxes. New communities can carry HOA dues and, in some cases, special district taxes on top of standard property taxes. Ask the sales office for the details, then confirm them with the title company and a tax professional. Do not rely on a verbal estimate.
Deposits and earnest money. Ask how much is due, when, and under what conditions any of it is refundable. Have your agent read that part closely, and an attorney if you want legal advice on it.
Step 5: Plan your own inspections
A new house is not the same as an inspected house. The city and the builder both check the work, and you can still hire your own inspector.
Ask the sales office whether they allow independent inspections at different stages of construction, such as before the walls close and again before closing. Get that answer before you sign. Once the walls are closed, whatever is behind them is a mystery you bought.
Step 6: Leave the checkbook in the car
Model homes are designed for falling in love on a Saturday. Fall in love. Just do not sign anything on the first visit.
Take the paperwork home. Read it when you are not standing next to a quartz island and a plate of free cookies. Ask your agent to compare it against resale homes in the same price band, so you know what you are choosing between and not just what you are choosing.
What your own agent does at the model home
The builder's salesperson works for the builder. Your agent works for you. In practice that means your agent:
Handles registration so you are recognized from day one.
Asks the questions about upgrades, lot premiums and deadlines that are easy to forget mid-tour.
Reads the builder's contract with you and negotiates inside it.
Stays with you through construction, walkthroughs and closing.
I spent 15 years in real estate data before I started selling homes, and I live in Celina. I do not price homes by feel, and I do not let a model home do the pricing either.
Questions people ask
Do I have to bring my agent to the first model home visit? It depends on the builder. Some require the agent to come in person on the first visit and some accept a registration by email ahead of time. Ask the sales office for its policy in writing before you go.
What if I already visited a model home without an agent? Tell your agent which builders you visited and what you signed, then ask each sales office whether your agent can still be recognized.
Should I use the builder's preferred lender? It can be a good deal or a costly one, and the only way to know is to compare. Get a pre-approval from a lender you chose, then ask that lender to compare any incentive offer side by side.
Is a new construction home already inspected? The city and the builder check the work during construction. You can still hire your own inspector. Ask the builder what it allows before you sign.
What to do next
Book a buyer consultation before your first model home visit, and I will help you register, line up your questions, and compare the new build against resale in Prosper or Celina. Book your Buyer Consultation, or call or text 972-467-9919.
Shanna Gerhart, Gerhart Realty Group, brokered by LPT Realty, LLC. All information deemed reliable but not guaranteed. Equal Housing Opportunity. Privacy · Texas Real Estate Commission Information About Brokerage Services · Texas Real Estate Commission Consumer Protection Notice.
