Your Guide to Buying New Construction in Chicagoland
Buying a new construction home in Chicago, the North Shore suburbs, or the Northwest suburbs is exciting. Buyers love the appeal of modern layouts, energy-efficient features, smart home technology, open floor plans, and the opportunity to personalize finishes and upgrades.

 

But purchasing new construction is very different from buying a resale home.

 

Many buyers don’t realize that builder sales representatives work for the builder — not the buyer. Without experienced representation, buyers may navigate builder contracts, timelines, upgrades, inspections, and negotiations without someone protecting their interests.

 

Marty Rinehart and Amber Martin help buyers throughout Chicagoland navigate the new construction process strategically, whether purchasing a luxury condo, townhome, single-family home, or master-planned community property.

 

They help buyers throughout:
▪️ Chicago
▪️ Park Ridge
▪️ Glenview
▪️ Northbrook
▪️ Wilmette
▪️ Winnetka
▪️ Arlington Heights
▪️ Mount Prospect
▪️ Deerfield
▪️ Schaumburg
▪️ Evanston
▪️ And surrounding Chicagoland communities

 

The Builder’s Sales Agent Represents the Builder
The sales representatives at model homes are hired by the builder. Their responsibility is to maximize the builder’s profits — not negotiate on behalf of the buyer.

 

Having your own buyer representation helps protect your interests throughout the transaction.

 

What Marty & Amber Help Buyers With
✅ Reviewing builder contracts
✅ Negotiating upgrades and incentives
✅ Negotiating closing costs and pricing opportunities
✅ Guiding design center selections
✅ Monitoring timelines and construction progress
✅ Coordinating independent inspections
✅ Helping evaluate resale value and long-term investment potential
✅ Advocating for buyers throughout the entire process

 

In most cases, builders already factor buyer agent compensation into their pricing structure. If it is a flat fee, the buyer may be responsible for paying remaining compensation per buyer agreement (typically a 2.5% fee).

 

That means buyers often receive professional representation at little to no direct cost.

 

Important Tip for Buyers
Most builders require buyers to register their Realtor during the FIRST visit to a community or model home.

 

Contact Marty and Amber before touring new construction communities to ensure proper representation from the beginning.

 

Move-In Ready New Construction Homes

These homes are already completed or nearly complete and available for faster closings.

 

Benefits
✅ Faster closing timeline
✅ Less construction uncertainty
✅ Often includes builder incentives
✅ Ability to see the finished product before purchasing

 

Best For
Buyers relocating quickly or wanting less construction timeline risk.

 

Homes currently under construction that may still allow limited finish selections.

 

Benefits

✅ Some personalization opportunities
✅ Shorter timeline than building from scratch
✅ Ability to see construction progress

 

Considerations

⚠️ Limited customization depending on construction stage
⚠️ Timelines may still shift due to construction delays

 

Buyers select the lot, floor plan, structural options, and finishes before construction begins.

 

Benefits
✅ Full customization
✅ Personalized finishes and upgrades
✅ Choice of premium lots and layouts

 

Considerations
⚠️ Longer timelines (often 6–12+ months)
⚠️ Construction delays can occur
⚠️ Upgrade costs can increase quickly
⚠️ Buyers purchase before seeing final finished product

 

New Construction Contracts Are Different
Builder contracts are written by the builder’s attorneys and heavily favor the builder.

These are not standard Illinois residential real estate contracts.

 

Important Areas Buyers Should Understand:

Price Escalation Clauses
Some builders reserve the right to increase pricing under certain circumstances.

 

Construction Timelines
Builders often allow themselves broad flexibility on completion dates.

 

Deposit Terms
Understand when deposits become non-refundable.

 

Included Features vs. Upgrades
Model homes often showcase upgrades not included in the base price.

 

Warranty Coverage
Builder warranty terms vary significantly between builders.

 

Change Orders
Changes after construction begins may become costly or limited.

 

Marty and Amber help buyers review builder contracts carefully and understand potential risks before signing.

 

Absolutely.

Many buyers assume builder pricing is fixed. In reality, builders frequently negotiate — especially in changing market conditions.

 

Potential Negotiation Opportunities Include:
✅ Price reductions
✅ Closing cost credits
✅ Design center allowances
✅ Interest rate buydowns
✅ Free upgrades
✅ Lot premium reductions
✅ Appliance packages
✅ Flexible closing timelines

 

Builders May Negotiate More Aggressively:
▪️ End of month or quarter
▪️ On inventory homes
▪️ During slower market conditions
▪️ During early phases of a development

With certifications including RENE® (Real Estate Negotiation Expert), Marty and Amber help buyers negotiate strategically throughout the new construction process.

 

Where Upgrade Costs Add Up Quickly

 

The design center is where buyers select:
▪️ Flooring
▪️ Cabinets
▪️ Countertops
▪️ Tile
▪️ Lighting
▪️ Paint colors
▪️ Plumbing fixtures
▪️ Appliances
▪️ Smart home features

 

Smart Design Center Tips
Set a Budget Before Visiting
Upgrade costs can rise quickly.

 

Prioritize Structural Upgrades
Electrical, plumbing, ceiling height, and layout upgrades are often harder to change later.

 

Focus on High-Impact Areas
Kitchens, flooring, and bathrooms typically create the strongest visual and resale impact.

 

Understand What Adds Value
Not every upgrade increases long-term resale value equally.

Amber’s design background and eye for aesthetics help buyers make selections balancing lifestyle, functionality, and long-term value.

 

Yes — Absolutely.
New homes are not automatically defect-free.

Construction mistakes, incomplete work, and installation issues happen regularly.

 

Recommended Inspections Include:

Pre-Drywall Inspection
Evaluates framing, electrical, plumbing, HVAC, and structural components before walls are closed.

 

Final Inspection Before Closing
Evaluates systems, finishes, appliances, grading, drainage, and overall workmanship.

 

Common New Construction Issues
▪️ HVAC installation concerns
▪️ Drainage and grading issues
▪️ Plumbing leaks
▪️ Electrical deficiencies
▪️ Cosmetic defects
▪️ Insulation issues
▪️ Foundation concerns

 

Marty and Amber coordinate independent inspections to help buyers identify issues before closing while builders remain responsible for repairs.

 

Typical Builder Warranty Structure
1-Year Warranty
Workmanship, finishes, fixtures, drywall, paint, and cosmetic concerns.

 

2-Year Warranty
Mechanical systems including plumbing, electrical, and HVAC.

 

10-Year Structural Warranty
Major structural components and foundation coverage.

 

Important Warranty Considerations
✅ Understand warranty exclusions
✅ Submit issues in writing
✅ Keep documentation organized
✅ Understand timelines for warranty claims

 

Chicago & North Shore Area Developments May Include:

Park Ridge New Construction Homes
Luxury single-family homes and infill developments near downtown and Metra access.

 

Glenview New Construction Communities
New townhomes, luxury homes, and redevelopment opportunities near The Glen.

 

Deerfield & Northbrook Developments
Luxury maintenance-free living, new townhome communities, and upscale developments.

 

Arlington Heights & Mount Prospect
Growing demand for new construction near commuter access and downtown districts.

 

North Shore Luxury Condominiums
High-end developments in Wilmette, Winnetka, and surrounding communities.

Marty and Amber stay current on new developments, builder incentives, and upcoming Chicagoland communities.

 

Build From Scratch Timeline

Months 1–2
▪️ Select builder and community
▪️ Choose floor plan and lot
▪️ Sign contract and deposit

 

Months 2–4
▪️ Design center selections
▪️ Permits and planning

 

Months 4–8
▪️ Framing and mechanical systems
▪️ Pre-drywall inspection

 

Months 8–12
▪️ Interior finishes and final construction
▪️ Final walkthrough and closing

 

Timelines vary by builder, weather, municipality approvals, and customization level.

 

Do I Need a Realtor for New Construction?Yes. Builder representatives work for the builder — not the buyer. Having your own Realtor helps protect your interests throughout the process.

 

Can Builders Negotiate on Price or Upgrades?
Absolutely. Negotiation opportunities may include pricing, upgrades, incentives, rate buydowns, and closing cost credits.

 
Should I Get a Home Inspection on a Brand-New Home?
Yes. New homes should still receive independent inspections before closing.

 
When Should I Register My Realtor with the Builder?
Before or during your FIRST visit to the builder community.

 

Whether you're searching for luxury condos, new construction townhomes, custom homes, or master-planned communities throughout Chicago, the North Shore, or the Northwest suburbs, Marty and Amber help buyers navigate the process with confidence.

 

Get Started in 3 Easy Steps

1️⃣ Schedule a New Construction Consultation
Discuss your goals, timeline, preferred builders, and ideal communities.

 

2️⃣ Tour Communities with Representation
Visit model homes and developments with expert buyer representation from the start.

 

3️⃣ Build Your Dream Home
Navigate contracts, upgrades, inspections, and closing with experienced guidance every step of the way.

 

Whether you're searching for luxury condos, new construction townhomes, custom homes, or master-planned communities throughout Chicago, the North Shore, or the Northwest suburbs, Marty and Amber help buyers navigate the process with confidence.

 

Get Started in 3 Easy Steps

1️⃣ Schedule a New Construction Consultation
Discuss your goals, timeline, preferred builders, and ideal communities.

 

2️⃣ Tour Communities with Representation
Visit model homes and developments with expert buyer representation from the start.

 

3️⃣ Build Your Dream Home
Navigate contracts, upgrades, inspections, and closing with experienced guidance every step of the way.