Buyer Guide

Buying new construction or pre-construction

There is something appealing about a home no one has lived in yet: new systems, a fresh layout, and the chance to make it yours. On Nantucket, new construction and pre-construction purchases come with their own questions. Here is what I encourage buyers to ask before they commit.

New construction versus pre-construction

New construction usually means a home that is finished or nearly finished. Pre-construction means you are buying before or during the build, often from plans and specifications. Pre-construction can offer more say in finishes, but it also asks you to rely on a builder's promises and schedule, so the details of the contract matter even more.

Questions about the builder and the plans

• Who is the builder, and may I see completed island projects and speak with past buyers?
• Are permits and approvals, including Historic District review where it applies, already in place?
• What is included in the specifications, and what counts as an upgrade or allowance?
• Who is the architect and engineer, and may I review the plans?

Questions about timeline and warranty

• What is the expected completion date, and what happens if it slips?
• What warranty comes with the home, who stands behind it, and for how long?
• How are changes to the plan handled, and how are they priced?
• What are the island's seasonal realities, such as contractor and material availability, and how do they affect the schedule?

Location and site questions

I look closely at the lot itself: flood zone, access, utilities, septic or sewer, and what is permitted on neighboring parcels. A beautiful design on a challenging site can mean surprises later, so we check early.

Where your attorney comes in

A contract for new construction or pre-construction is not a standard resale agreement. Deposits, milestones, remedies if the builder does not perform, and how the final price is determined are all points for your attorney to review closely before you sign. I strongly encourage you to have counsel review every document.

Where I come in

I help you compare new construction against resale homes using what similar properties have actually sold for, introduce you to builders and architects I trust, and keep the process moving with the same attentive care I bring to every client.

Thinking about building or buying new? Schedule a consultation and we will map out your options.

This guidance is educational and is not legal, tax or financial advice. Please consult an attorney, CPA or lender about your own purchase.

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