Arizona new-construction guide
Builder contracts, lot premiums, incentives, inspections, and finish packages can move quickly. Wendy helps you understand the whole offer—not just the beautiful model home.
Before your first model-home visit
Builder policies vary, but many require an agent to be identified at the buyer’s first visit. A quick conversation beforehand helps preserve your options and gives you a plan before the sales process begins.
Live East Valley map
This map shows new-construction homes currently listed through ARMLS in Wendy's preferred East Valley areas. Pan, zoom, choose a city, or draw the exact area you want to search.
Showing live MLS-listed new homes. Exact builder lots and upcoming releases should be confirmed directly with Wendy and the builder.
View all Greater PhoenixThe Arizona builder process
Every builder has its own contract and procedures. This roadmap shows the decisions buyers should expect and where experienced guidance matters most.
We clarify your budget, preferred areas, timing, must-haves, and representation before you tour. Many builders require your agent to be identified or registered on the first visit, so it is safest to call Wendy before walking into a model home.
Look beyond the model-home finishes. Compare base prices, included features, available lots, completion dates, HOA costs, community plans, commute, schools, taxes, and the builder’s current inventory.
Decide between a quick move-in home, an inventory home already under construction, or an available homesite and plan release. In many local production communities, the interior finish package is already assigned to the lot. True custom builders follow a different selection process.
Before signing, carefully review the builder contract, deposit terms, subdivision Public Report, CC&Rs, HOA information, utility details, lot conditions, nearby land use, and any deadlines or limitations that affect your decision.
Builder-lender incentives can be valuable, but the credit is only one part of the offer. Compare the interest rate, APR, points, closing costs, appraisal terms, rate-lock rules, and total cash needed before choosing a lender.
For most production-builder homes in this market, interior finishes are predetermined for the lot rather than selected at a design center. We verify the assigned package, included features, lot premium, appliances, landscaping, window coverings, and anything you will need after closing. Custom builders may offer a separate design-selection process.
When the builder contract and construction schedule allow it, independent inspections may include pre-drywall, final, and specialty inspections. Findings are documented early enough to discuss corrections with the builder.
Before closing, complete the builder orientation and final walkthrough, document unfinished work, confirm closing figures, and organize warranty contacts and deadlines. Keep records of every request after move-in.
Representation matters
Base price is only the beginning. The real comparison includes the lot, the assigned interior finish package, financing, taxes, HOA, landscaping, window coverings, appliances, and the cost of anything the builder does not include. Design-center selections generally apply only when a custom or qualifying semi-custom builder offers them.
Works for the builder and is focused on the builder’s homes, process, and contract.
Helps you compare communities, evaluate the total offer, track deadlines, coordinate inspections, and advocate for your goals.
Builder incentives
Incentives can be excellent when evaluated correctly. Wendy helps you put the builder’s base price, selected lot, assigned finish package, rate buy-down, lender credit, title requirements, closing costs, and completion timeline on one page so you can compare the total package.
Arizona document review
Independent inspections
Inspection rights, access, timing, and remedies depend on the builder contract. When permitted, buyers can use licensed specialists to document concerns at useful construction milestones.
A look at accessible framing, plumbing, electrical, HVAC, and other systems before walls cover them.
A broad inspection of the completed home before the final walkthrough and closing.
A documented review of concerns discovered after move-in, timed around the builder’s warranty requirements.
Official Arizona resources
These state resources help buyers review subdivisions, contractor licensing, and inspection information directly from Arizona agencies.
Common questions
The on-site sales representative works for the builder. Your own real estate representation is separate and should be discussed before your first visit.
Builder registration policies vary, and many builders expect an agent to accompany or register a buyer at the first visit. Calling first protects your ability to understand your representation options before you sign in.
Not necessarily. Incentives may offset closing costs or reduce a rate, but buyers should compare the full loan terms, fees, APR, rate-lock provisions, and total cash required.
Many buyers choose independent inspections even on new construction. Available inspection stages, access, notice requirements, and remedies depend on the builder contract and construction schedule.
It is an Arizona Department of Real Estate disclosure document containing important subdivision information. ADRE advises prospective buyers to receive and review it before signing a purchase contract.
Your first step
Tell Wendy where you want to live, what you want to spend, and what matters most. She’ll help you compare the new-home choices before the paperwork starts.