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The Ultimate Guide to Buying a Brand New Home: A 6-Step Process and Checklist

(The viideo was posted in 2021 and this blog has been edited in 2025)

Hey there, homebuyers! Shawn Realty here, and I’m thrilled to walk you through the process of buying a brand new home. Whether you’re eyeing a shiny new build in a subdivision like Reed’s Crossing in South Hillsboro or elsewhere, this guide will break down the six key steps and provide a checklist to ensure you’re prepared. Let’s dive in!

The 6-Step Process to Buying a Brand New Home

Step 1: Visit the Model Home

Your journey starts at the model home, where you’ll get a feel for the community and home designs. Always bring your buyer’s agent to represent your interests. If they can’t make it, inform the sales team you’re working with an agent to ensure your agent can assist you throughout the transaction. A buyer’s agent is your advocate, helping you navigate the process and avoid surprises. Best to find your buyer’s agent first even before visiting model homes, so that would be the first step 0.

Step 2: Pick a Lot and a Floor Plan

Choosing the right lot and floor plan is critical, especially in large subdivisions like Reed’s Crossing, where thousands of homes are being built. Here’s what to consider:

Lot Location: Avoid lots near major roads, as they may face noise, air pollution, and less peace. Homes on quieter streets or near green spaces often hold better resale value.
Future Development: Research the subdivision’s phases. Where are the parks, amenities, or high-density townhomes and condos? Proximity to these can impact parking (think hosting a Blazers playoff party!) and overall livability.
Floor Plan: Look for a home with good flow, natural light, and minimal wasted space. Ask yourself, “When the ‘brand new’ shine fades in 5-10 years, will this home still be desirable?” A well-designed home with a prime lot will resell better.

With multiple builders in one subdivision, you can compare their offerings, lots, and plans to find the perfect fit.

Step 3: Get Pre-Approved by a Lender

Before moving forward, get pre-approved by a lender to know your budget. Many builders offer incentives (like $500-$2,000 credits, $20k-$100k in 2025) if you use their preferred lender, which can be hard to beat. Make sure to shop around for a lender and weigh the pros and cons of using the builder’s lender versus an independent one.

Step 4: Submit an Offer (or Application)

Unlike resale homes, new home purchases involve submitting an application rather than a heavily negotiated offer. Builders typically stick to their listed price, especially if it’s competitively set and in a hot market. When the market is slower (like in 2025), the builders will offer more credit rather than price reductions. Your buyer’s agent will guide you through the paperwork and ensure you understand the terms.

Step 5: Wait for Completion

Builders provide an estimated completion date, but delays can happen due to weather, supply issues, or construction hiccups. Don’t rely solely on this date when planning your move. Avoid giving notice to your landlord or selling your current home until you’re certain the new home is ready. Have a backup plan to avoid being temporarily homeless!

Step 6: Get the Keys

Once construction is complete and all paperwork is finalized, you’ll receive the keys to your brand new home. Congratulations!

Checklist: What You Need to Know When Buying a New Home

Buying a new home is exciting, but it’s a big investment. Here’s a checklist to keep you on track:

1. Work with a Buyer’s Agent

In Oregon, sales agents at model homes are licensed but work for the builder, prioritizing the builder’s interests. Your own buyer’s agent acts as your fiduciary, advising on:

The home’s resale value
The new home buying process
Your rights as a buyer
Contract terms and potential pitfalls

Your agent helps you avoid surprises, which is crucial when buying one of the most expensive items in your life (unless you’re in the market for a private jet!).

2. Understand the Contract

New home contracts are typically drafted by the builder’s attorneys and are heavily builder-centric, unlike standard Oregon Real Estate Agency forms used for resale homes. Key differences:

Deposits may become non-refundable after a short period (e.g., 24-48 hours).
Terms are designed to protect the builder more than the buyer.

Review the contract carefully with your buyer’s agent to understand your rights, cancellation policies, and obligations before signing.

3. Get a Home Inspection

You might think, “It’s a brand new home—why do I need an inspection?” Human error happens, even in new builds. Common issues include:

Missing insulation in the attic
Improperly connected plumbing (e.g., a dishwasher that could flood your kitchen)
Sewer line problems crushed by heavy equipments
Water pooling in crawl spaces (a frequent issue in Oregon)

A home inspection catches these issues early, saving you from costly repairs when you resell the home. For example, a sewer line repair could cost $2,000-$20,000 (based on 2025 pricing), you wouldn’t know until a sewer scope inspector puts a camera in the line. Builders often provide a one-year warranty, but an inspection ensures problems are addressed before you move in. If you skip this, you inherit the problem and will have to deal with your future home buyer.

4. Evaluate the Lot’s Long-Term Value

When touring a subdivision, ask for a phase map to understand the layout. For instance, at Reed’s Crossing:

Homes along major roads may face heavy traffic as the community grows (e.g., 3,000 homes planned south of the first phase).
Lots near green spaces or with no rear neighbors are more desirable and likely to hold value.

Buy homes on major roads only if they’re significantly discounted, as they may be harder to resell compared to quieter lots.

5. Plan for the Future

Think about resale value from day one. A home’s “brand new” appeal fades after 5-10 years, so focus on:

Lot location (quiet street vs. major road)
Floor plan functionality
Proximity to amenities like parks or commercial areas

A well-chosen home will remain attractive to future buyers, ensuring a strong return on your investment and most importantly, you’ll enjoy your home!

Why Location Matters: A Reed’s Crossing Example

At Reed’s Crossing, the first phase map shows how lot location impacts value. Homes along the main road will see increased traffic as the subdivision expands, while those next to green spaces offer privacy and appeal. When choosing a lot, think about noise, parking, and resale potential. A prime lot can make all the difference!

Excited for South Hillsboro’s Future

I’m pumped to help buyers find their dream home in Reed’s Crossing or other Westside communities like Orenco Station or Tanasbourne. South Hillsboro is growing, with plans for commercial spaces, restaurants, and more. While the Westside may not yet rival East Portland’s food scene, I’m looking forward to enjoying some Korean or Thai food near these new subdivisions soon!

Let’s Connect!

Buying a brand new home is a big step, and I’m here to make it smooth and stress-free. If you have questions about the process, specific plans, or Reed’s Crossing, give me a call.

Thanks for joining me on this journey. Let me know how I can support your real estate goals, and I’ll see you in South Hillsboro!

Shawn Realty
[503-515-4499]

Note: This blog is based on general advice and experiences in the Oregon real estate market as of May 2025. Always consult with a licensed professional for personalized guidance.

2024 Brand new home update

Zipcode 97229 available new homes: https://www.showingnew.com/shawnyu/homes/oregon/portland-vancouver/postalcode-97229