Buy a brand-new home — the smart way
New construction looks simple, but the builder's agent works for the builder. I'm Rami — a San Antonio realtor (and disabled veteran) who compares written builder incentives, negotiates from your side, and helps you understand the payment and cash-to-close tradeoffs. First-time buyer or veteran, I've got you.
100% service-disabled Air Force and Army veteran, Military Relocation Professional, Texas REALTOR, and TREC #724566.
How this guide is maintained: Rami combines active San Antonio client work, verified professional experience, and official sources where available. Market, lender, tax, school, and commute details should be confirmed before you rely on them for a live decision.
6 things smart new-build buyers know
In plain English — no jargon.
The builder's agent isn't yours
The person in the model home works for the builder. If you want your own agent, involve one before you register or tour.
Closing costs are negotiable
Builder credits can reduce your cash to close, but offers vary. I compare the written terms before you count the savings.
Incentives are negotiable
Rate buydowns, upgrades, and price cuts vary by builder, home, lender, and contract date. I ask for the current terms in writing.
Plan inspections by construction stage
Confirm builder access and deadlines first, then ask a qualified inspector which phase, final, and warranty-period checks fit the home.
Financing has conditions
VA, FHA, conventional, and builder-lender options have different eligibility, property, fee, and cash-to-close rules.
Read the actual builder warranty
Coverage, exclusions, claim steps, and deadlines vary. A warranty does not replace a pre-closing inspection or a written repair agreement.
The biggest incentive is not always the best deal
A rate buydown, closing-cost credit, price cut, and upgrade package solve different problems. I compare the written offers by monthly payment, cash to close, five-year borrowing cost, contract risk, and what the home is actually worth to you.
Bring these five documents before you sign
Builder lender vs. outside lender
CFPB recommends comparing standardized Loan Estimates and looking beyond the advertised rate. I line up the same loan amount and loan type, then compare payment, lender-controlled fees, points or credits, cash to close, and the five-year cost before calling an incentive a win.
Match the inspection to the construction stage
A phase inspection, final inspection, municipal approval, VA appraisal, walkthrough, and builder warranty do different jobs. The written builder contract and access rules determine which checkpoints are available.
Confirm access and deadlines
Ask when a buyer-selected inspector may enter, how much notice the builder requires, which construction stages are available, and how findings must be delivered. Put the answer beside the contract deadlines before assuming an inspection is allowed.
Use a phase inspection only when it fits
If the builder allows it and a qualified inspector offers the service, a pre-drywall or other phase inspection can review visible work before finishes conceal it. Get the inspector's written scope because a phase inspection is not the same as a final TREC inspection.
Inspect when the home is substantially complete
TREC's minimum standards apply to inspections of substantially completed one-to-four-family homes. Schedule early enough to review the report and use whatever notice, negotiation, or remedy rights your signed contract provides.
Calendar the written warranty
Read the builder's coverage, exclusions, claim process, and expiration dates. If the contract, warranty, and inspector's services support a follow-up, schedule it with enough time to submit documented items before the applicable deadline.
TREC says its minimum standards cover inspections for prospective buyers and sellers of substantially completed one-to-four-family homes. CFPB also recommends understanding inspection contingencies and any upfront builder deposit before committing to a not-yet-built home.
New-construction homes I've helped buyers land
Written credits compared. Prices negotiated. Payment options checked. This is what buyer-side analysis looks like.
A realtor who closes
Rami's current public RealTrends production record, based on 2025 sales data.
The model-home salesperson works for the builder
Not for you. Bring me in before you register or tour so we can put your representation, services, and negotiable compensation terms in writing before the builder frames the deal.
I compare the builder and community first
I review public reputation, financing fit, written incentives, contract deadlines, and inspection access with you before you sign. Legal questions go to a qualified attorney.
I compare and negotiate the written offer
Closing-cost credits, rate buydowns, price reductions, appliances, and upgrades can all look attractive. I ask for the current terms in writing, negotiate from there, and compare the real payment and cash-to-close result.
I explain the whole process
New construction has a lot of moving parts. I break every step down in plain English — financing, builder contracts, timelines — so you always know what's happening and why.
I track the handoffs to the finish line
Inspection, appraisal, lender updates, builder notices, walkthroughs, and closing each have separate owners and deadlines. I keep the transaction moving and surface changes early.
Four simple steps
We talk — free
A quick, no-pressure chat about what you want and what you can qualify for.
I compare the home & builder
I review the community, written incentive, financing fit, inspection access, and key contract deadlines with you.
I negotiate the written offer
I ask for the terms that best fit your priorities, then compare the payment, cash to close, and tradeoffs.
You get the keys
I'm with you through inspection, appraisal, and closing day.
Someone who works the builder for you
I'm a San Antonio realtor and a 100% disabled Air Force and Army veteran. Whether you've served or you're buying your very first home, I bring the same thing: someone in your corner who knows how to work builders, spot a bad deal, and keep your money in your pocket. Across all buyer and seller work, RealTrends verified 52 transaction sides and $19.31 million in 2025 sales volume.
"Rami was a tough negotiator — he worked our price down by 8 grand and even got them to throw in a fridge. He made it his mission to get us the home we wanted, and even picked up the keys for us after closing."
Really grateful I clicked on Rami's Instagram ad and decided to go with him. I was able to purchase my brand new home, and he made the buying process super easy! Thank you, Rami!
My experience with Key Turn was the best in home buying I ever experienced. Everything about the process that was promised was exactly what we experienced. The expert research that was done before we started looking at homes made the search smooth and easy. I appreciate our realtor Rami and how he walked us through the process without a hitch. We LOVE our new home!
I'm so grateful for Rami and his realtor services. I saw his ad on Instagram and messaged him to see if I qualified for any of the homes he was advertising. He contacted me right away, then again the next day about the mortgage loan I qualified for. He gave me builder options, set up tours of new-built homes, and was right by my side as the builder presented the home, price, and incentives. He even helped me buy out my remaining apartment lease. I'm grateful to him for helping make my dream of becoming a homeowner a reality.
New-construction questions
Tap a question to see the answer.
Thinking about a new home?
Talk to me before you walk into a model home. It's free, there's zero pressure, and it's the best way to keep the builder honest and the perks in your pocket.