Section C · The Builder File
New construction, with your own Realtor at the table
Buying new construction in Oakland or Macomb County is one of Raquel Delly's specialties, and the single most important thing to understand is this: the builder has a whole team, and you should have one too. Your own Realtor reads the contract, prices the incentives, and negotiates the upgrades so the model home does not become a money pit.
New construction feels safer than it is. The houses are fresh, the warranties are shiny, and the salesperson in the model is wonderful. But the transaction runs on a builder's contract, builder's timelines, and builder's numbers, and every one of those is written to protect the builder first.
That is not an accusation; it is business. It is also exactly why experienced buyers bring their own agent. The on-site representative answers to the builder. Your Realtor answers to you, on the deposit, the completion date, the incentive math, and the walkthrough list. In most new construction sales the builder's commission covers both sides, which means the upgrade to having your own advocate usually costs nothing out of pocket.
Raquel tracks the active communities in both counties, knows which builders deliver on schedule, and keeps the incentive calendar current. Spec home ready now, or custom build in nine months? She will tell you which fits your timeline and your budget, and she will be at the walkthrough with a punch list that protects your warranty.
The Reading Room · Six Pages Before You Sign
What your Realtor checks at the builder's table
Page 01
Who is on the other side of the table?
The person in the model home is the builder's agent and works for the builder. Your Realtor works for you. In the great majority of new construction sales, the builder's commission covers your agent's fee, so representation rarely costs you a dollar.
Page 02
What does the contract actually say?
Deposit terms, escalation clauses, deadlines, and what happens if your completion date slips. Raquel reads every page and flags the clauses that quietly favor the builder before you sign, when your leverage is highest.
Page 03
Incentives: real or costume?
Rate buydowns, appliance packages, and closing cost credits get dressed up as discounts. Raquel compares them against the base price and current market so you know what the incentive is actually worth.
Page 04
Upgrades: which ones pay?
Some upgrades add resale value; some are pure consumption. Raquel steers you toward the finishes future buyers pay for and away from the ones they never see.
Page 05
Spec or custom?
A spec home is finished and available now; a custom build starts from your plans and takes months. Each has a different timeline, tax profile, and negotiation range, and each suits a different buyer.
Page 06
What is not in the base price?
Landscaping, window treatments, appliance packages, and builder-grade omissions add up fast. The upgrade run, not the brochure price, is what you actually pay, and it is negotiable in bundles.
The Lots · Active Communities
Where the new builds are right now
Auburn Hills
New builds along the tech corridor, near Oakland University and Stellantis's North American headquarters.
Rochester Hills
Established communities with new product, Rochester Community Schools, and commuter balance.
Troy
Active rebuild and infill construction in one of Oakland County's most desirable school districts.
Sterling Heights
Macomb County's steady new growth, with Utica and Warren Consolidated schools.
Washington Township
Room to spread out, new construction on larger lots, and Romeo Community Schools.
Macomb Township
Family-friendly new neighborhoods with value that keeps compounding.
Plus Rochester, Clinton Township, and Shelby Township. Developments open and sell out on their own clocks; ask Raquel what is live this season and which spec homes are worth a Saturday drive.
The Short Answers · Builder Questions
The questions buyers ask at the model home
Does using a Realtor raise the price?
No. Builders price the same home the same way with or without buyer representation, and their commission structure covers both sides. Skipping your own agent does not get you a discount; it gets you an unread contract.
Can you negotiate with a builder?
Yes, and the leverage is strongest before you sign. Incentives, upgrade bundles, closing costs, and completion dates all move, especially at quarter end or in slower seasons.
How long does a build take in Michigan?
A typical ground-up build runs months, with seasons and supply chain affecting the calendar. Spec homes close on the builder's finished schedule, which is why they suit timeline-sensitive buyers.
Are taxes higher on new construction?
Michigan reassesses property at sale, and new construction is assessed at completion value, so the tax bill almost always starts higher than an older home's. Your estimate should be checked against the final assessment before you budget.
What is earnest money on a new build?
Builders commonly ask for a larger deposit than resale sellers, often several percent, held until closing. The terms are negotiable, and your agent makes sure the deposit is protected if the builder misses the schedule.
Spec home or custom home?
A spec home is built on the builder's plan, finished, and ready for quick closing. A custom build is yours from the plans, with longer timelines and usually higher cost per square foot. Raquel matches the option to your timeline and budget honestly.
What is not in the base price?
Landscaping, window treatments, appliance packages, and the builder-grade selections in the model that are actually upgrades. The upgrade worksheet is where the real price lives, and it is negotiable in bundles.
What happens at the walkthrough?
You walk the finished home with the builder and list every defect, from nail pops to cabinet gaps. Your agent knows what belongs on a punch list and what belongs in the warranty claim, so the builder fixes the right things before you close.
The First Build · Walk-In Welcome
Tour a community with someone on your side
Before you walk into a model home alone, walk in with Raquel. She will show you what to ask, what the incentives are worth, and which communities fit your budget. New construction is her specialty; let the first visit be yours.
The Builder File · Form 4-A