What every buyer should know before visiting a community, signing a builder contract, or selecting upgrades — from a REALTOR® who represents buyers, not builders.
Goodyear and Buckeye are among the most actively developing cities in the greater Phoenix area. Both have seen consistent residential growth, with multiple national and regional homebuilders constructing in master-planned and traditional subdivisions across the West Valley.
Buying a new-construction home is a different experience from buying a resale property. The sales process, contract terms, incentive structures, and timelines work differently — and buyers who walk into a model home without their own representation are navigating that process alone.
This guide explains how the process works, what to watch for, and what questions to ask. It is written from a buyer's perspective, not a builder's.
When you visit a new-construction community, the builder's on-site sales representative will greet you. These professionals are knowledgeable about their homes and communities — but they are employed by the builder and represent the builder's interests. That doesn't make them untrustworthy, but it does mean they are not your advocate.
In most new-construction transactions, the builder compensates the buyer's agent — meaning you typically do not pay your Realtor out of pocket. Compensation arrangements vary by builder and should be verified upfront. Eva Sandoval will explain how compensation works before you visit any community.
Many builders have Realtor-registration or Realtor-cooperation policies that require your buyer's agent to accompany you or register you before — or on — your very first visit to the community. If you walk into a model home without your agent registered, some builders' policies may affect whether your agent can receive cooperation on that transaction.
Policies vary by builder and by community, and can change without notice. Not every builder has the same rule.
Before visiting any new-construction community:
Builders frequently offer incentives to attract buyers. These can be genuinely valuable — but they come with conditions that buyers should understand before making decisions based on them.
A builder may offer to contribute a set amount toward your closing costs. These contributions are often tied to using the builder's preferred lender and/or title company. If you use an outside lender, the incentive may be reduced or eliminated.
Some builders offer mortgage rate buydowns or temporary rate reductions through their preferred lender. Compare total cost and terms carefully against what other lenders offer. Speak with a qualified lender to understand the full picture.
Builders often have a relationship with a preferred lender (sometimes a wholly owned subsidiary). Using the preferred lender may unlock incentives unavailable elsewhere. You are not required to use the preferred lender, and shopping loan terms is worth the effort. Your Realtor can help you think through this, but loan selection is between you and your lender.
Builders may offer design-center credits toward upgrades such as flooring, countertops, cabinetry, or fixtures. These credits are typically restricted to design-center selections and cannot be taken as cash. Understand what the credit applies to and what it excludes before factoring it into your decision.
The advertised base price is the starting point — not the final price most buyers pay. Understanding what gets added between base and closing is essential before signing a contract.
The base price covers the home model on a standard interior lot with standard (included) finishes. It does not include lot premiums, structural options, or design-center selections.
Builders charge a premium for desirable lots — corner lots, cul-de-sac lots, larger lots, lots backing to open space, or lots with views. Premiums can range from a few thousand dollars to significantly more depending on the community and the specific lot.
Changes to the actual structure of the home — a bedroom converted to a loft, a covered patio added, an additional garage bay, extended square footage — are selected at contract, before construction begins, and have defined cutoff dates. They cannot be added later.
After signing, most builders invite you to a design center to choose finishes — flooring, countertops, cabinetry, hardware, tile, paint, and similar selections. Upgrades above the included level are added to your purchase price. Many buyers spend tens of thousands of dollars at the design center. Budget for this before you go.
Front landscaping may be included in some communities; rear landscaping is almost never included. Installing rear landscaping is a significant additional cost. Ask exactly what is and is not included before closing.
Window coverings are almost never included. Some appliance packages may or may not be included depending on the builder and home level. Confirm exactly what transfers with the home at closing.
A home already under construction or complete. Typically closes in 30–90 days.
Advantages:
Considerations:
A contract to construct a home that does not yet exist. Timelines typically range from 6 to 12+ months.
Advantages:
Considerations:
New homes go through municipal building inspections during construction as required by local code. These inspections confirm the work meets minimum code requirements — they are not the same as a buyer's independent inspection conducted on your behalf.
Many buyers choose to hire an independent, licensed home inspector at one or more stages of construction. Common inspection points include pre-pour/foundation, pre-drywall (when framing and rough-in are visible before walls close), and a final pre-closing inspection.
Whether to hire an independent inspector — and at which stage — is your decision. Speak with a qualified, licensed home inspector about your options. Your Realtor can provide general information but cannot offer engineering or inspection advice.
Builders provide estimated construction timelines, but those timelines are not guaranteed. Schedules are affected by permit timelines, material availability, subcontractor scheduling, weather, and production volume — factors largely outside the buyer's control.
Most production homebuilders offer a warranty package on new homes. Common structures include coverage on workmanship and materials (often 1 year), mechanical systems (often 2 years), and structural components (often 10 years). Some builders use a third-party warranty administrator. Warranty terms differ significantly by builder.
Before closing, ask the builder for the complete warranty documentation and understand what is covered, what is excluded, how to submit a warranty claim, and whether the warranty is transferable if you sell.
Arizona has specific statutes related to construction defects and warranty rights. For legal questions about builder warranties, consult a qualified real estate attorney. A REALTOR® can provide general context but cannot provide legal advice.
New-construction homes can generally be purchased using conventional, FHA, or VA financing, as well as other programs. The right loan type depends on your eligibility, financial situation, and the specific property.
Veterans, active-duty service members, and eligible surviving spouses may be able to use a VA-backed loan to purchase new construction. VA loans have specific property and appraisal requirements that builders must meet. Speak with a VA-approved lender early in your search to understand current eligibility and requirements.
FHA loans allow for lower down payments and may have more flexible qualification criteria. New-construction homes must meet FHA property standards. Guidelines for new construction may differ from guidelines for completed properties — confirm with your lender.
Conventional loans are widely used for new-construction purchases. Conforming loan limits, down payment requirements, and qualification criteria are set by lenders and relevant agencies and change periodically.
Goodyear is one of the most actively developing cities in Maricopa County, with residential growth across multiple price points and buyer profiles — from first-time buyers to active-adult communities. The city's infrastructure investments, including road expansions, commercial development, and utilities, have made it attractive to national and regional builders.
Growth has been concentrated in several areas: along the Loop 303 corridor in the north, in southwest Goodyear near Estrella Mountain, and along the Bullard Avenue corridor. Established master-planned communities such as Estrella Mountain Ranch and Pebble Creek continue to see new construction phases alongside resale activity.
For broader context on Goodyear's growth, see the What's Coming to Goodyear & the West Valley page. Full community guide: Goodyear, AZ Real Estate & Community Guide →
Source: City of Goodyear
Buckeye, located west of Goodyear along I-10, has been one of the fastest-growing cities in the United States by percentage growth in recent years. The city has substantial land area and has attracted significant new residential development, particularly as land costs in closer-in West Valley cities have increased.
Verrado — a large master-planned community at the base of the White Tank Mountains — is one of the most recognized new-construction communities in the West Valley. Known for its walkable town center, distinct architecture, and community character, Verrado is located in Buckeye, not Goodyear. Beyond Verrado, Buckeye has numerous additional residential communities across a range of price points, particularly in its rapidly growing eastern and central areas.
Source: City of Buckeye
Builder contracts are written to protect the builder and may differ significantly from a standard resale purchase contract. Before signing anything, make sure you can answer these questions:
This list is not exhaustive. Builder contracts can be lengthy and complex. Your Realtor can review the contract with you and help you understand what you're agreeing to. For legal questions, consult a real estate attorney.
I'm Eva Sandoval — a licensed Arizona REALTOR® based in the West Valley. I represent buyers and sellers in Goodyear, Buckeye, Avondale, and across the Phoenix West Valley, in English and in Spanish.
I work in Goodyear and Buckeye regularly and know how the local new-construction market is moving — which communities are active, how builders are pricing, and what buyers are experiencing on the ground.
I'm a solo Realtor. When you work with me, you work with me directly — from your first builder visit through closing day. No handoffs, no assistants handling your transaction.
Builder contracts differ from standard resale contracts and often include builder-specific provisions. I can help you understand the transaction process and the practical real-estate considerations involved, and advise on your options throughout the process. For legal questions about specific contract terms, a qualified real estate attorney is the right resource.
I provide full real estate services in English and Spanish — from your first conversation through closing. No language barrier, no miscommunication.
Contact me before your first builder visit so we can discuss your options and verify the builder's current agent-registration policy. I serve buyers in Goodyear, Buckeye, and across the Phoenix West Valley — in English and Spanish.