Questions to Ask Before You Buy in a Small New-Construction Community

Buying in a small new-construction community is not the same as buying a resale home. There are fewer homes, the builder is still active on site, and some details are still being decided. That can work in your favor. It also means you need to ask more questions up front.

Below is a set of questions grouped by topic. I put them together while looking at a small townhome community in Packer Park, South Philadelphia, but they apply to most small new-build projects.

Availability: What Is Actually Left?

In a small community, availability changes quickly. A home listed last month may already be under contract. Renaissance Estates in Packer Park, for example, has 14 townhomes on Renaissance Walk, and limited homes remain.

Questions to ask:

• Which homes are available today?
• Are any homes on hold or pending?
• Do some lots differ from others? In this community, a few select lots have a full lower level.

Do not rely on an old listing or a screenshot. Always check the current luxury homes for sale Philadelphia 19145 list. You can see availability on the community site, then confirm by phone before you plan a visit.

Pricing: How and When Can It Change?

New-construction pricing is often set in phases. Early prices may not last. This community lists a base price from $1,175,000 and notes that initial prices are subject to change as costs and demand rise.

Questions to ask:

1. Is the price I see today the price I will sign at?
2. When does a price become locked for me?
3. What exactly does the base price include?
4. Which items, if any, cost extra?

Get the answer to the last two in writing. A clear list of what is included avoids confusion later.

Selections: What Can You Choose, and By When?

One benefit of buying new is choosing your own finishes. In this community, cabinets, handles, doors, countertops and flooring are customizable. Selections and colors chosen from samples are within the base price.

Questions to ask:

• What is the full list of items I can select?
• Is there a deadline for making selections?
• Can I see physical samples, and where?
• If a selection is not available later, how is a substitute chosen?
• How does the Closet Works allowance for custom closets work?

Selections often depend on construction timing. The later in the build you sign, the fewer choices may remain.

Tax Abatement: Confirm It Yourself

Many new homes in Philadelphia are marketed with a tax abatement. This community's site lists a full ten-year tax abatement.

Questions to ask:

• Has the abatement been applied for or approved for this specific home?
• What documents can the builder share?

Most important: confirm abatement terms with the City of Philadelphia or your own advisor. Do not treat any marketing summary as the final word.

Timing: When Can You Move In?

Timing is one of the hardest things to pin down in new construction. Weather, inspections and supply can all shift dates.

Questions to ask:

1. What stage of construction is this home in today?
2. What is the estimated completion window?
3. How will I be updated if the date changes?
4. When can I do a final walk-through?

Plan your current housing with some flexibility in case dates move.

The Builder and the Build

In a small community, you often deal directly with the people behind the project. Here, the developer is Barbara Capozzi, a Realtor and developer, and construction is supervised by Frank Scaramuzza.

Questions to ask:

• Who is my main contact during the build?
• Can I visit the site during construction?
• What warranty coverage comes with the home, and what does it cover?

Features: Confirm What Is Standard

Feature lists can be long. Confirm which items are standard in the home you are buying. In this community, standard items listed on the site include a 5-stop elevator, a 2-car garage with an interior entrance, a large fiberglass roof deck, dual-zone HVAC and an interior sprinkler system. Ask the builder to confirm each one for your specific home.

See It In Person

Finally, see a finished example. The model home here is furnished and shown by private appointment. Bring your question list and take notes.

A small community can offer a lot of personal attention. Clear questions, asked early and answered in writing, help you make the most of it.