Top Mistakes Buyers Make When Purchasing New Construction (and How to Avoid Them)

Buying a brand-new home in Gainesville or anywhere in Hall County can be an exciting opportunity—but it also comes with its own set of pitfalls. Unlike resale homes, new construction involves a different process, different contracts, and a different level of oversight.

As someone who’s walked alongside dozens of buyers through new builds, I’ve seen where people stumble—and how to help them avoid the stress, regret, and unnecessary costs.

Here are the top mistakes buyers make when purchasing new construction—and how you can avoid every one of them.

1. Walking Into a Model Home Without Representation

The builder’s agent might seem helpful, but remember: they work for the builder, not you.

Mistake: Trusting the builder’s rep to guide the process fairly.
How to Avoid It: Bring your own Realtor—one who knows how to read contracts, ask the right questions, and advocate for your best interest. (And yes, the builder pays for it.)

2. Skipping the Fine Print in the Builder Contract

Builder contracts are designed to protect the builder. They often include:

• Loose timelines

• Limited warranties

• Price increase clauses

• Terms around material substitutions

Mistake: Signing before reading or understanding what’s inside.
How to Avoid It: Have someone review the contract with you. I’ll walk you through every detail, explain the implications, and ensure you know exactly what you’re agreeing to.

3. Assuming Everything in the Model Home Comes Standard

That gorgeous kitchen in the model home? It’s likely filled with upgrades.

Mistake: Expecting your home to look just like the model—only to be surprised by the price tag of upgrades.
How to Avoid It: Review the standard features list and pricing upfront. I’ll help you prioritize upgrades that actually add value and negotiate for incentives when possible.

4. Forgoing a Home Inspection

Yes, even brand-new homes can have problems—especially if they’re rushed or subcontracted out without oversight.

Mistake: Skipping inspections because the home is “new.”
How to Avoid It: Get third-party inspections. I recommend pre-drywall, final, and 11-month warranty inspections to catch issues early.

5. Not Asking About HOA, Taxes, or Lot Premiums

Some new construction communities include:

• Monthly or annual HOA fees

• Lot premiums for location or size

• Special tax districts (like infrastructure bonds)

Mistake: Budgeting only based on the base price.
How to Avoid It: Ask for a total cost breakdown. I’ll make sure you know the full picture—including what’s recurring and what’s not.

6. Believing the Timeline Is Guaranteed

Delays happen. Weather, supply chain issues, labor shortages—it’s part of the process.

Mistake: Planning your move-in around the original completion date without flexibility.
How to Avoid It: Build in a buffer. I’ll help you manage expectations and communicate with the builder if delays arise.

How I Help Buyers Avoid These Mistakes

At Chattahoochee Home Partners, I bring over 20 years of experience—both in real estate and hands-on construction. I’ve seen the good, the bad, and the expensive.

I’m here to:

• Break down contracts

• Communicate with builders

• Help you avoid costly upgrades

• Keep the process clear, honest, and pressure-free

Because when it’s your money and your future on the line—you deserve someone who shows up like it matters.

Let’s Build Smart Together

Thinking about new construction in Gainesville or Hall County? Don’t make these mistakes. Let’s walk this process together with clarity and confidence.

You bring the dream. I’ll bring the experience to protect it.
Schedule a Chat

Shannon Sanborn

(706)969-4210