best price from a homebuilder/ solterra (Lakewood: sales, real estate, lawyer)

[Nate in Denver]

I'm thinking about getting a house in the new developement at Solterra in Lakewood, probably one of their cheapest models. I'm going it without a realtor, I'm hoping to take home that 3% commission for myself. Does anyone know the way to get the best deal? Can I get more the 3%? Can I come in lower with then their base price with all the options included?

Thanks

[Willy702]

This is a new house? If so forget it, they won't discount it at all from current list prices. They have to protect the "integrity" of their pricing and can't offer you anything but options and amenities which don't get incorporated into the filed sales price. You might find a realtor to give you a partial kickback of the commission, although this is generally illegal so its not easy to find.

If you want a discount you either have to buy a resale or wait it out and see if you can get one of the last houses they sell at a close out price with many options thrown in.

[shukertj]

Hi Nate,

I was just showing new builds at Stapleton last weekend and when I asked the builder rep if they would go down on the price he said, "a little." So, it never hurts to try and negotiate--in fact, "everything is negotiable" is the first rule of real estate. ; ) They will almost certainly throw in upgrades as it costs them considerably less to do this than the actual cost of the upgrade.

[JDBattleMC]

Alternately if you have a friend who is a lawyer or a realtor, they can give you the 3% commission they would get as buying agent. This is NOT illegal, contrary to what Willy says.

[shukertj]

Yup, it's called rebating a commission and definitely isn't illegal--it is actually becoming common practice. Sellers negotiate with their agents to get the lowest possible commission fee on the sale of their house, and it is the same way on the other side. Buyers shouldn't hesitate to ask their agent if they will contribute part of their commission (very negotiable depending on the sales price and the complexity of the deal). Most agents will be reasonable and agreeable to doing this. The higher the sales price, the more generous agents are likely to be.

[2bindenver]

Most of the time I can ferret out the lowest possible price acceptable to a builder on a spec or dirt start. Most of the time the builder knows they can save the 3% and more from an unrepresented buyer.

[Nate in Denver]

I have a lawyer friend that said that he would write up the contract, should I approach the builder and find out what the options cost and see what their best offer is and see a site and then get a rough draft started before I hand it over to him? He is going to charge his minimum which is still pretty high so I don't want to waste any of his time. Is there a place online that I can get the basic offer to buy contract? I guess my real question is, what do I do next if I want to put in an offer?....Do I just walk into their model office and say I want to put in an offer?

[Nate in Denver]

I have also been doing some research with the jeffco assesor website and haven't found homes in my price range in that subdivision.....have they not built that model or have they not sold it for that cheap yet?

[JDBattleMC]

Here is the Colorado contract to buy real estate from DORA:
http://www.dora.state.co.us/real-est...tracts2011.htm

You want CBS 1-8-10

[2bindenver]

Builders are exempt from using the CREC approved form. You will never get your attorney written contract past the sales manager.

Toll Bros just started releasing the lots, nothing built yet. I believe 40 lots, 3 year build out time.

What you need a is good buyer's agent, one with new construction knowledge. A good agent will save you way more than the 3% for the sales commission.

If I was buying a new home, and I have, I would focus on value, not cost.