May 2026

New Construction Edition

Today, another beautiful new construction property was toured (that was actually just reduced in price because it is a quick move-in home). Buyers are often drawn to new construction because of new, modern spaces and finishes… and special financing like 2-1 rate buy downs and lower mortgage rates when working with their in-house lender… and warranties, too!

What Buyers Should Know About New Construction:

  • The Builder’s Price Is Typically the SAME With or Without an Agent -

    The builder has already typically factored buyer-brokerage/Agent compensation into their marketing budget/pricing structure. That means:

    • The price is usually the same whether you have representation or not

    • Going in without an agent often does not result in a discount

    • The builder’s sales consultant represents the builder’s interests — not the buyer’s

    • The buyer’s sales rep/consultant can’t represent the buyer - and many buyers without Agents are unsure of the specific builder’s steps and processes… and builder’s reps usually prefer an Agent be involved for that reason

  • Your Agent Usually Has to Accompany You on the FIRST Visit to Register -  

    I put this in one of our first buyer emails, so buyer clients are aware. We also know most of the local new construction sales reps (and usually are notified directly of any specials, etc.) - so when we set the appointment, we can make sure we’re working with the correct sales rep. (Friendly reminder to not call the internet sales line, click on their website appointment link or visit without an Agent).

  • Builder Contracts Are Very Different From Resale Contracts -

    Builder contracts are usually:

    • Written heavily in the builder’s favor

    • Longer and very, very detailed

    • Different from standard Illinois resale contracts

  • Base Price Is Often Not the Final Price - Depending on where the home is in the construction process - there may be design options and/or lot premiums, etc.

  • The Photos May Be of a Similar Model - Not The Exact Home - Often times there are similar models/elevations/floor plans in a community - and the same photos may be used online while the home is completed

  • New Construction Inspections Are Recommended - Even brand-new homes commonly have items noted during inspections

The Glockler Group: Real Estate Since ‘78

Coldwell Banker Realty

March 2026

“Every buyer client of mine has been in a competitive multiple offer situation these last few weeks.” - Local Lender

If you’ve been thinking about buying in the local suburban market, it’s important to know what’s happening in many markets … it’s competitive for buyers (especially in the most common price points for a local market).

We’re seeing strong demand across many of the suburbs, and well-priced homes that show well are often receiving multiple offers quickly. As such, buyers are making decisions quickly -and competing with terms that go beyond just price.

What does that mean for you as a buyer? It means being prepared makes all the difference.

  • Have your pre-approval or proof of funds letter ready before you even start touring homes

  • Be ready to act quickly when the right home hits the market

  • Expect - and plan for - multiple offer situations

  • Understand that some sellers are requesting “as-is” terms

The good news? With the right preparation, team and expectations, our buyer clients are still successfully securing homes - even in a competitive environment. On average, our clients view six homes or fewer and go under contract by their second offer (if the first doesn’t work out) by leveraging our proven advice and guidance.

We’re here to help you put together a strong, smart offer while also protecting your best interests every step of the way. If you’re considering making a move, let’s talk through a strategy so you feel confident and ready when the right opportunity comes along.

Thank you to our clients, friends and those who refer us to their friends, family and colleagues - for repeatedly making us the Top 2% in transactions!