Hercules
New-build 4-bed townhome in Bayside community, $850K list.
Outcome: Closed at $832K with $12K in flooring upgrades + washer/dryer included. Roger flagged 7 punch-list items at final walkthrough.
$18K negotiated + extras
For buyers of new builder-developer homes
The builder's sales agent works for the builder. You need a buyer's agent who works for you.
New construction in the Bay Area is concentrated in master-planned communities (Hercules, Antioch, Brentwood, Dublin, Mountain House, parts of Vallejo). Builders compensate buyer's agents, so Roger Grubb represents YOU at no cost to you — and routinely negotiates $20-50K in extras the builder's own agent won't volunteer. (510) 504-0402.
Who is writing this
Roger has closed dozens of new-construction Bay Area purchases. He knows which builders negotiate, what extras have margin in them, how the builder's "preferred lender" math actually compares to outside lenders, and what to specifically inspect on a "new" home that often has cut corners.
The process
One person. End to end.
- 01
Register Roger as your buyer's agent BEFORE walking into the sales office
Most builders require buyer's agent registration at first visit. Walking in alone forfeits representation. This is non-negotiable.
- 02
Compare builder vs. outside lender
Builders pitch their preferred lender with "incentives." Roger runs the actual math — including rate, fees, and downpayment requirements. Sometimes builder is better, often not.
- 03
Negotiate the price + incentives + upgrades
Builder advertised price is rarely the floor. Roger has negotiated price reductions, upgraded flooring, free landscaping, washer/dryer included, and HOA-paid-for-1-year.
- 04
Sign the contract with eyes open
Builder contracts are 80+ pages of one-sided terms. Roger flags the change-order, delay, and walkthrough clauses.
- 05
Independent inspection + final walkthrough
Builder QC often misses. Roger schedules an independent inspector before walkthrough and creates a punch list the builder must complete pre-close.
Cost
What it costs
Builder pays the buyer's agent commission as part of the sale price. You pay nothing extra for Roger's representation.
When to call somebody else
This is probably not the right move if…
- You're buying a pre-built spec home and walking in unrepresented. You've already given up representation rights.
- You're a builder's employee, family member, or trade partner. Different rules.
- You don't care about negotiating extras and trust the builder. That's rare but valid; Roger will give you the punch-list anyway.
The record
Recent transactions in this exact situation.
Brentwood
Master-planned SFR, $980K list, builder's preferred lender pitched aggressively.
Outcome: Outside lender saved $14K over loan life. Builder still gave $15K closing credit.
Best of both worlds: outside lender + builder credit
Dublin
New-build attached SFR, $1.1M list, contract had aggressive delay clauses.
Outcome: Roger negotiated delay penalty caps. Build was 60 days late; buyer received $12K credit.
Delay penalty enforced
Frequently asked
Questions before you call.
Do I need a realtor to buy new construction?
Yes. The builder's sales agent represents the builder. Without your own agent, you have no advocate. And the builder pays your agent's commission anyway, so it costs you nothing.
Can I negotiate price on new construction?
Usually yes — often 1-3% off list, plus upgrades and incentives. Builders prefer to give "extras" (upgraded flooring, included appliances) over price cuts because it doesn't establish a lower comp.
Should I use the builder's preferred lender?
Sometimes. Compare honestly. Builder lenders often offer rate buy-downs or closing-cost credits, but their rates may be slightly higher to start. Roger runs the full math.
Is new construction better than existing?
Trade-off. New: modern systems, warranty, no immediate repairs. Existing: established neighborhood, mature landscaping, no construction delay risk. Personal preference.
How long does new construction take?
Spec home: 30-60 days from contract. Pre-construction: 6-12 months. Custom: longer. Bay Area builders sometimes run late; contract delay penalties matter.
Should I do a pre-close inspection on new construction?
Always. Builder QC is uneven. An independent inspector catches things the builder will fix pre-close that you'd otherwise pay to fix yourself.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.