New Construction Home Buyers Playbook for DC and Northern Virginia

The sales agent at the model home works for the builder, not for you. Bringing your own agent costs you nothing extra and can earn you a buyer rebate at closing. Glass House has represented new construction buyers since 2005 and negotiates upgrades, price, and contract terms on your side of the table.

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Is Glass House Real Estate Right for You?

Our hybrid model is designed to reward motivated clients with premium service and real savings. Glass House Real Estate is a great fit for:

Experienced Buyers & Sellers

Because Khalil El-Ghoul and his team focus on high-level strategy rather than introductory hand-holding, our hybrid model is customized for second- or third-time move-up home buyers in the DC Metro area.

New Construction Home Seekers

Glass House is highly specialized in representing clients building new construction homes with premier builders like Toll Brothers, NVHomes, and Beazer, securing them maximum buyer cash-back rebates.

Analytical, Well-Researched Clients

If you are an educated, dual-income professional who is cost-conscious but deeply values premium brokerage service, professional photography, and expert contract negotiation, our model is built for you.

Premium Real Estate Transactions

Our high-volume systems are optimized to handle complex, high-stakes transactions seamlessly, allowing us to deliver top-tier representation while offering our signature 1% listing fee or up to a 1.5% buyer rebate.

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New Home Realtor Rebates What to Expect When Buying a New Construction Home

When you choose to work with Glass House Real Estate, our primary objective is to guide you through the complexities of buying a New Construction home. We understand that the new home builders may not have the same goals as you, and entering the process without caution can lead to complications. New Construction sales teams are comprised of highly skilled sales professionals, making it crucial to have our team by your side throughout the journey. With our expertise, we have successfully assisted countless buyers in saving significant amounts of money through discounts and commission rebates. Check out some of our resources below.

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Why do I need my own agent to buy new construction?

The friendly representative in the model home is paid by the builder to protect the builder. Khalil El-Ghoul wrote The Builder is Not Your Friend to explain exactly how that works and where buyers leave money on the table. With your own Glass House agent you get an advocate who reviews the builder contract, pushes on price and design center credits, and still delivers a buyer rebate at closing.

Which builders does Glass House work with?

We represent buyers with Toll Brothers, NVHomes, and Beazer.

Glass House covers the major DC metro builders, and each one negotiates differently, so the playbook explains what to ask for and where each tends to give.

Toll Brothers buyers: focus negotiation on design center credits and lot premiums.

NVHomes buyers: watch the included features list versus the model home upgrades.

Beazer buyers: confirm timelines and financing incentives in writing before you sign.

How does a rebate work on a new construction home?

The builder pays a commission to the buyer agent just as a resale seller would. Glass House returns a share to you as a buyer rebate at closing, which you can apply to closing costs or upgrades. You register Glass House as your agent on your first visit, so bring us in before you tour.

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Can I still get a rebate if I already visited the builder?

Sometimes. Builder rules vary on when an agent must be registered, so contact Glass House before your first official visit to protect your rebate. Call 877-765-5080 if you have a tour coming up.

Does using my own agent slow down the build?

No. Your agent works alongside the builder process and simply makes sure your interests are represented at each milestone.

Contact Glass House Planning a new build?

Call 877-765-5080 or schedule a consultation before you tour, and buy new construction with an advocate on your side.

Over 300 New Homes Sold since 2010

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Frequently Asked Questions

Straight answers on representation, timing, and negotiation when you build new. Still have a question?

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Do I need my own agent to buy a new construction home?

You are allowed to buy without one, but the builder's sales representative is paid by the builder and represents the builder. Having your own agent costs you nothing at closing, because the builder pays the commission either way. The difference is whether anyone in the room is working for you.

When should I bring my agent into the process?

Before you register at the sales office or tour the model. Most builders require your agent to accompany you on the first visit for representation to count, and a few will refuse it afterward. If you have already registered, tell us and we will find out where you stand.

Can you negotiate on a new construction home?

Often yes, though rarely on the base price, which builders protect because it sets the value of every home behind yours. The room is usually in upgrades, lot premiums, closing cost contributions, and rate buydowns through the builder's lender. Knowing which lever a specific builder will move is the part that takes experience.

Should I get an inspection on a brand new home?

Yes. New does not mean flawless, and a pre drywall inspection plus a final walkthrough inspection catch the things you cannot see once the house is finished. We schedule both as a matter of course, and we hold the builder to the punch list afterward.

Glass House Real Estate & Khalil El-Ghoul Learn More About Buying a New Construction Home

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