Harroon Realty Group — Brokered by Fathom Realty

Buying New Construction: Why You Need Your Own REALTOR® 

There is a special kind of excitement that comes with stepping into a brand-new model home in Central Texas—the bright, airy rooms, the clean lines, and the crisp “just finished” feel that makes everything look effortless. Whether you are exploring the growing communities in Temple, the quiet suburbs of Belton, or the convenient areas surrounding Fort Hood, the experience is intentionally designed to impress: curated finishes, perfect lighting, and that undeniable sense that you are seeing the future before it’s lived in.

Usually, the first person you meet is a friendly, professional individual sitting behind a desk in the converted garage or a front-facing office. They greet you with a smile, offer you a brochure, and perhaps even a refreshment. This person is the builder’s sales representative. They are often incredibly knowledgeable and helpful.

However, there is a fundamental truth that many buyers in the Killeen and Harker Heights areas don’t realize until it’s too late: That salesperson does not represent you.

At Harroon Realty Group, we believe that education is the foundation of a successful real estate journey. Understanding the distinction between a builder’s sales counselor and your own REALTOR® is one of the most important steps you can take to protect your investment—and your peace of mind.

The Fiduciary Gap: Who Is Looking Out for You?

In real estate, “fiduciary duty” means a legal and ethical obligation to put a client’s interests first.

The builder’s sales counselor (on-site representative): The person you meet in the model home works for (or on behalf of) the builder. Their fiduciary duty is to the builder—not to you. Their role is to sell the builder’s inventory on the builder’s timeline, using the builder’s contract, with terms that best support the builder’s goals.

Your Buyer’s REALTOR®: When you bring your own REALTOR® from Harroon Realty Group, the relationship changes. Your Buyer’s REALTOR® owes fiduciary duties to you—helping you compare incentives, understand the fine print, coordinate due diligence, and advocate for your interests from the first conversation through closing.

TREC 2026 Update: Mandatory Written Buyer Representation Agreements (Effective January 1, 2026)

As of January 1, 2026, Texas rules require a written buyer representation agreement to be in place before a buyer’s agent can represent a buyer in negotiations and certain types of property tours.

Here’s what that means in real life:

• If you want a REALTOR® to advocate for you with a builder, discuss negotiation strategy, or communicate as your representative, you should expect to sign a written buyer representation agreement first.
• Some showings or property tours may also require an agreement before an agent can open doors and provide services beyond general information.

This update is designed to create clarity and transparency—so you know exactly who represents you, what services are being provided, and when representation officially begins.

The "First Visit" Rule: Why Timing Is Everything

One of the most common mistakes buyers make is visiting a model home alone "just to look." Many builders in Central Texas, from Jarrell to Troy, have a policy regarding broker participation.

In many cases, if you walk into a model home and register your information without your agent present, the builder may refuse to pay for your representation. They might claim that because they "procured" the lead, you are no longer entitled to have an independent REALTOR® represent you in the transaction, at least not at the builder’s expense.

This is why we always tell our clients: Never walk into a model home without your REALTOR®, or at the very least, mention our name immediately upon entry. Having us with you from the very first visit helps protect your right to representation from day one. Our team can even provide you with a 'Team Introduction' card or digital badge to present if you happen to stop by a model home spontaneously.

And with the TREC 2026 written agreement update, it’s even more important to plan ahead: if you want a REALTOR® to advise you strategically, tour in a way that requires representation, and negotiate on your behalf, you should expect to sign a written buyer representation agreement early in the process.

The Myth of the "No-Agent Discount"

A common tactic or misconception is that if a buyer doesn't use a REALTOR®, the builder will "pass the savings" on to them by reducing the price of the home.

In reality, this rarely happens. Builders view REALTOR® commissions as a marketing expense. If a buyer shows up without an agent, the builder simply keeps that commission as additional profit, or it goes toward the sales representative’s bonus. Furthermore, builders are very protective of their "comps" (comparable sales). If they drop the price of a home for an unrepresented buyer, it lowers the value of every other home they are currently building in that neighborhood. They would much rather offer you a "design center credit" or a "closing cost incentive" than a lower purchase price.

An experienced REALTOR® knows how to negotiate for those incentives while still ensuring the base price is fair.

Navigating the Builder’s Contract

If you have ever purchased a "resale" home in Texas, you likely used a standard TREC (Texas Real Estate Commission) contract. These contracts are designed to be fair to both the buyer and the seller.

Builder contracts are entirely different. They are often long, complex documents drafted by the builder’s corporate attorneys to protect the builder’s interests. These contracts often:

• Allow the builder to change the completion date without penalty.
• Limit the buyer’s ability to walk away if the home doesn't appraise.
• Dictate which title company and lender you must use to receive certain "deals."

At Harroon Realty Group, we help you translate this legal jargon into plain English. We identify the risks and ensure you understand exactly what you are signing before you commit.

And because Texas now requires a written buyer representation agreement before representation can begin in negotiations (and certain tours), we make sure your paperwork is handled early—so you’re protected and positioned to move forward with clarity.

The Importance of Independent Inspections

"It's a brand-new house; why would I need an inspection?"

This is a question we hear often. While new homes must pass city or county inspections to receive a Certificate of Occupancy, those inspections are often brief and focused only on basic code compliance.

Even the most reputable builders make mistakes. Whether it's a structural issue in the foundation, missing attic insulation, or a plumbing leak that hasn't been discovered yet, these issues are much easier (and cheaper) to fix before you move in. We always recommend at least two independent inspections for new construction:

1. A Pre-Drywall Inspection: To check the framing, wiring, and plumbing before the walls go up.
2. A Final Inspection: To check the finished product before your final walk-through.

We help you coordinate these inspections and, more importantly, we help you hold the builder accountable for making the necessary repairs.

Local Expertise in the Central Texas Market

The Central Texas landscape is changing rapidly. From the luxury developments in Salado to the suburban expansions in Copperas Cove, each area has its own unique considerations.

As local experts, we provide insights that a builder representative won't. We can tell you about:

• Future Infrastructure: Is that quiet field behind your new backyard slated to become a four-lane highway or a shopping center in two years?
• Resale Value: Which floor plans and upgrades are currently in high demand in the Killeen and Temple markets?
• Builder Reputation: Not all builders are created equal. We know which companies have a history of honoring their warranties and which ones tend to cut corners.

Your Advocate Through the "Blue Tape" Walkthrough

The final stages of a new build can be stressful. The "Blue Tape" walkthrough is your opportunity to point out every cosmetic flaw, scratches on the floor, uneven paint, or chipped cabinets, that you want fixed before closing.

It is easy to feel overwhelmed during this process, especially when the builder is pushing for a specific closing date. We stand by your side during these walkthroughs, acting as a second set of eyes to ensure that the home you move into is the high-quality product you were promised.

Why Choose Harroon Realty Group?

Buying a home is one of the most significant financial decisions you will ever make. You deserve to have a professional in your corner who has no motive other than your satisfaction.

At Harroon Realty Group | Brokered by Fathom Realty, led by Shondrea Harroon, we pride ourselves on providing a sophisticated, educational, and warm experience for every client. We aren't just here to find you a house; we are here to guide you through a major life transition with grace and expertise.

If you are considering new construction in Central Texas, let’s start the conversation today. Before you visit that first model home, contact us or explore our current listings. We are ready to be your advocate, your advisor, and your partner in building your future.

Harroon Realty Group | Brokered by Fathom Realty
Serving Killeen, Harker Heights, Salado, Belton, Temple, and the surrounding Central Texas communities.

Legal Disclaimer:
Harroon Realty Group is a real estate team, and the information provided in this guide is for educational and informational purposes only. It does not constitute legal, financial, or tax advice. Real estate transactions involving major life transitions can have significant legal and tax implications; we strongly recommend consulting with a qualified attorney, CPA, or financial advisor regarding your specific situation.

Mortgage Disclaimer:
Mortgage rates, terms, and conditions are subject to change without notice. Information provided is for educational purposes only and does not constitute a commitment to lend. All loans are subject to credit and property approval. Please consult with a licensed mortgage professional for personalized information. Equal Housing Opportunity.

TREC Consumer Notices:

• Information About Brokerage Services (IABS) - Shondrea Harroon: https://drive.google.com/file/d/1u3TO7LvLDBtB_DtAnnBLGAyJ-De8abHc/view?usp=sharing
• Information About Brokerage Services (IABS) - Fiooze Harroon: https://drive.google.com/file/d/13QyW1MbopcQAdVhMT8sEu8EkYOoRcR5S/view?usp=sharing
• TREC Consumer Protection Notice: https://www.trec.texas.gov/forms/consumer-protection-notice