Do I Need a Realtor to Buy New Construction in Utah?

by Dana Johns-Szucs

Do I Need a Realtor to Buy New Construction in Utah?

Technically, no. Practically, yes, and here is why that distinction matters more than most buyers realize when they walk into a builder's sales office for the first time.

The Sales Rep Represents the Builder, Not You

Every new construction sales office has a representative on site, and it is important to understand that this person works for and is paid by the builder. Their job is to sell you the builder's home at the builder's terms, not to negotiate on your behalf or point out issues with the builder's contract that might work against you.

Who Actually Pays for Your Agent

In most cases, using a buyer's agent to represent you in a new construction purchase costs you nothing extra. Builders typically build agent compensation into their overall pricing structure regardless of whether a buyer brings representation, so declining to use an agent usually does not lower your purchase price, it simply means you go through the entire process without anyone specifically looking out for your interests.

Why This Matters More With New Construction Specifically

New construction contracts are written by the builder's legal team, not a standard state-approved purchase contract like you would use for a resale home. These contracts often include builder-favorable terms around delivery dates, upgrade change orders, and what happens if the home isn't ready on schedule. An experienced agent knows what is standard, what is negotiable, and what red flags to watch for in these builder-specific contracts.

The First Visit Matters

Many builders require you to register your agent on your very first visit to the sales office or model home. If you tour without an agent first and decide later that you want representation, some builders will not honor that agent's registration retroactively, meaning you could lose the ability to have representation altogether. If you are even considering new construction, it is worth bringing an agent, or at least registering one, before your first visit to any sales office.

What an Agent Actually Does for You in This Process

Beyond contract review, an agent can help you understand which upgrades are worth the builder's price versus doing them yourself after closing, compare incentives across different builders and communities, and negotiate lot premiums, closing cost credits, or included features that a first-time new construction buyer might not know to ask about.

If you are considering new construction and have not yet visited a sales office, I would encourage you to reach out first, so you are properly registered and represented from your very first tour.

Frequently Asked Questions

Does having a realtor cost more when buying new construction?

Generally no, builders typically build agent compensation into their pricing regardless of whether you use one, so declining representation usually does not lower your price.

Who does the builder's sales representative actually work for?

The builder. Their role is to sell you the builder's home on the builder's terms, not to negotiate on your behalf.

When do I need to register my agent with a builder?

Ideally before or during your very first visit to the sales office or model home, since some builders will not honor agent representation registered after that first visit.

Are new construction contracts different from resale contracts?

Yes, they are typically written by the builder's own legal team and can include terms around delivery timelines and change orders that differ significantly from a standard resale purchase contract.

Can an agent help me negotiate builder incentives?

Yes, an experienced agent can help you understand and negotiate lot premiums, upgrade pricing, and closing cost incentives across different builders and communities.

If you are considering new construction and want representation from your very first visit, I would love to help you get set up the right way. Call or text me at 801-636-3609.